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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

 

FORM 10-K

 

 

(Mark One)

x ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the fiscal year ended December 31, 2014

Or

 

¨ TRANSITION REPORT PURSUANT TO SECTION 13 Or 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from              to             

Commission file number: 001-35980

 

 

NANOSTRING TECHNOLOGIES, INC.

(Exact name of registrant as specified in its charter)

 

 

 

Delaware   20-0094687

(State or other jurisdiction of

incorporation or organization)

 

(I.R.S. Employer

Identification Number)

530 Fairview Avenue North, Suite 2000

Seattle, Washington

  98109
(Address of principal executive offices)   (Zip Code)

Registrant’s telephone number, including area code: (206) 378-6266

Securities registered pursuant to Section 12(b) of the Act:

 

Title of Each Class

 

Name of Exchange on Which Registered

Common Stock, $0.0001 par value per share  

The NASDAQ Stock Market LLC

(The NASDAQ Global Market)

Securities registered pursuant to Section 12(g) of the Act:

None

 

 

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.    Yes   ¨     No   x

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act    Yes   ¨     No   x

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.    Yes   x     No   ¨

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).    Yes   x     No   ¨

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of the registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.   x

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. (Check one):

 

Large accelerated filer   ¨    Accelerated filer   x
Non-accelerated filer   ¨   (Do not check if a smaller reporting company)    Smaller reporting company   ¨

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act). (Check one):    Yes   ¨     No   x

The aggregate market value of the voting and non-voting stock held by non-affiliates of the Registrant, based on the closing sale price of the Registrant’s common stock on the last business day of its most recently completed second fiscal quarter, as reported on The NASDAQ Global Market, was approximately $156.1 million. Shares of common stock held by each executive officer and director and by each person who owns 5% or more of the outstanding common stock, based on filings with the Securities and Exchange Commission, have been excluded from this computation since such persons may be deemed affiliates of the Registrant. The determination of affiliate status for this purpose is not necessarily a conclusive determination for other purposes.

There were 18,363,898 shares of the Registrant’s common stock, $0.0001 par value per share, outstanding on March 10, 2015.

 

 

DOCUMENTS INCORPORATED BY REFERENCE

None.

 

 

 


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NANOSTRING TECHNOLOGIES, INC.

ANNUAL REPORT ON FORM 10-K

FOR THE FISCAL YEAR ENDED DECEMBER 31, 2014

TABLE OF CONTENTS

 

         Page  

PART I

     2   

Item 1.

  Business      2   

Item 1A.

  Risk Factors      23   

Item 1B.

  Unresolved Staff Comments      50   

Item 2.

  Properties      50   

Item 3.

  Legal Proceedings      50   

Item 4.

  Mine Safety Disclosures      50   

PART II

     51   

Item 5.

  Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities      51   

Item 6.

  Selected Financial Data      53   

Item 7.

  Management’s Discussion and Analysis of Financial Condition and Results of Operations      54   

Item 7A.

  Quantitative and Qualitative Dislosures About Market Risk      72   

Item 8.

  Financial Statements and Supplementary Data      74   

Item 9.

  Changes in and Disagreements with Accountants on Accounting and Financial Disclosure      101   

Item 9A.

  Controls and Procedures      101   

Item 9B.

  Other Information      102   

PART III

     103   

Item 10.

  Directors, Executive Officers and Corporate Governance      103   

Item 11.

  Executive Compensation      108   

Item 12.

  Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters      116   

Item 13.

  Certain Relationships and Related Transactions and Director Independence      119   

Item 14.

  Principal Accountant Fees and Services      121   

PART IV

     123   

Item 15.

  Exhibits, Financial Statement Schedules      123   

 

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Special Note Regarding Forward-Looking Information

This Annual Report on Form 10-K, including the “Management’s Discussion and Analysis of Financial Condition and Results of Operation” section in Item 7, and other materials accompanying this Annual Report on Form 10-K contain forward-looking statements that are based on our management’s beliefs and assumptions and on information currently available. The statements contained in this Annual Report on Form 10-K that are not purely historical are forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements are identified by words such as “believe,” “anticipate,” “expect,” “intend,” “plan,” “will,” “may,” and other similar expressions. You should read these statements carefully because they discuss future expectations, contain projections of future results of operations or financial condition, or state other “forward-looking” information. These statements relate to our future plans, objectives, expectations, intentions and financial performance and the assumptions that underlie these statements. These forward-looking statements include, but are not limited to:

 

    our expectations regarding our future operating results, including our expectations regarding instrument, consumable and total revenue, operating expenses and operating and net loss;

 

    our ability to successfully commercialize Prosigna, our first in vitro diagnostic product;

 

    the implementation of our business model, strategic plans for our business and future product development plans;

 

    the regulatory regime and our ability to secure regulatory clearance or approval or reimbursement for the clinical use of our products, domestically and internationally;

 

    our strategic relationships, including with patent holders of our technologies, manufacturers and distributors of our products, collaboration partners and third parties who conduct our clinical studies;

 

    our intellectual property position;

 

    our expectations regarding the market size and growth potential for our business; and

 

    our ability to sustain and manage growth, including our ability to develop new products and enter new markets.

All forward-looking statements are based on information available to us on the date of this Annual Report on Form 10-K and we will not update any of the forward-looking statements after the date of this Annual Report on Form 10-K, except as required by law. Our actual results could differ materially from those discussed in this Annual Report on Form 10-K. The forward-looking statements contained in this Annual Report on Form 10-K, and other written and oral forward-looking statements made by us from time to time, are subject to certain risks and uncertainties that could cause actual results to differ materially from those anticipated in the forward-looking statements. Factors that might cause such a difference include, but are not limited to, those discussed in the following discussion and within Part I, Item 1A “Risk Factors” of this Annual Report on Form 10-K.

 

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PART I

 

Item 1. Business

Overview

We develop, manufacture and sell robust, intuitive products that unlock scientifically valuable and clinically actionable genomic information from minute amounts of tissue. Our nCounter Analysis System directly profiles hundreds of molecules simultaneously using a novel barcoding technology that is powerful enough for use in research, yet simple enough for use in clinical laboratories worldwide. We market systems and related consumables to researchers in academic, government, and biopharmaceutical laboratories for use in understanding fundamental biology and the molecular basis of diseases, such as cancer, and to clinical laboratories and medical centers for diagnostic use. As of December 31, 2014, we have an installed base of 264 systems, which our customers have used to publish more than 600 peer-reviewed papers. As researchers using our systems discover how genomic information can be used to improve clinical decision-making, these discoveries can be translated and validated as diagnostic tests, either using our nCounter Elements reagents or, in certain situations, by developing in vitro diagnostic assays. For example, our first molecular diagnostic product is the Prosigna Breast Cancer Assay, or Prosigna, which provides an assessment of a patient’s risk of recurrence for breast cancer. More recently, we entered into our first companion diagnostic collaboration to develop an in vitro diagnostic test for a type of lymphoma, to be used to identify which patients are most likely to respond to a particular drug therapy.

The role of genomic information in research and medical practice is evolving rapidly. The advent of new technologies that sequence and digitally count discrete nucleic acids, commonly referred to as next generation sequencing, or NGS, is accelerating the discovery of the relationships between the genome and human disease. Researchers are applying this wealth of new information to identify biological “pathways,” which are networks of tens or hundreds of genes that act in concert to produce biological functions or trigger certain diseases, such as cancer. Researchers then seek to translate this understanding of the genomic basis of disease into the development of diagnostic tools that can be used to profile an individual patient’s biological pathways as well as develop targeted drug therapies. Precise, simple and robust profiling of biological pathways presents both an analytical challenge for researchers and an opportunity to improve patient outcomes in the future.

Our nCounter Analysis System enables genomic analysis on a scale appropriate for pathway-based biology by digitally quantifying the activity of up to 800 genes simultaneously in a single minute tissue sample. Our technology addresses a fundamental challenge in cancer research. With more cancers being detected earlier, tumor samples are becoming smaller and smaller, while researchers and clinicians have a much greater appetite for genomic information. The sensitivity and precision of our novel barcoding chemistry allows the measurement of subtle changes in genomic activity efficiently from minute samples of tissue. Furthermore, tumor samples are often stored in a format known as formalin-fixed paraffin embedded, or FFPE, which complicates subsequent analysis of genetic material. Our chemistry is particularly compatible with FFPE, increasing its popularity among cancer researchers. The nCounter Analysis System is an easy-to-use and flexible solution that allows researchers to efficiently test hypotheses in a high throughput manner across thousands of different samples. As a result, the nCounter Analysis System is particularly useful for validating networks of genes that characterize and help predict disease states, such as cancer. With the launch of the FLEX configuration of our nCounter Dx Analysis System in late 2013, researchers now have the potential to translate their discoveries to the clinic as diagnostics on a single instrument system after receiving any necessary regulatory authorizations.

Prosigna, our first molecular diagnostic test, is based on a collection of 50 genes known as the PAM50 gene signature, which was discovered by several of our research customers. Prosigna can provide a breast cancer patient and her physician with a subtype classification based on the fundamental biology of the patient’s tumor, as well as a prognostic score that predicts the probability of cancer recurrence over 10 years. Physicians use Prosigna to help guide therapeutic decisions so that patients receive a therapeutic intervention only if it is clinically warranted. Prosigna is regulated as an in vitro diagnostic test and we distribute it as a kit for

 

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use on our nCounter Analysis System in clinical laboratories. We expect that our future in vitro diagnostic products will be regulated and distributed in a similar manner. This is in contrast to most complex genomic tests, which are currently regulated as services and are usually offered only by a limited number of specialized laboratories. The current centralized laboratory model for complex genomic testing can result in complicated logistics for the treating physician, including slower test result turnaround times and limited international access to tests as compared to local testing. In addition, most clinical laboratories cannot currently share in the revenue associated with offering patients complex genomic tests. We believe that our decentralized model will transform the current paradigm of complex genomic testing by allowing physicians worldwide to provide more comprehensive personalized diagnoses, broadening patient access, and increasing the degree to which clinical laboratories can profit by providing molecular diagnostic testing services.

In March 2014, we initiated our first companion diagnostic collaboration with Celgene Corporation, or Celgene, under which we are developing an in vitro diagnostic test to identify a subset of patients with diffuse large B-cell lymphoma, or DLBCL, who are most likely to benefit from treatment with Celgene’s drug REVLIMID which is FDA approved for other indications. In the collaboration, our test is being used initially to select patients for a Phase 3 clinical trial. We are eligible to receive payments totaling up to $45.0 million and, subject to successful completion of the clinical trial and obtaining regulatory approval, we intend to market and sell the test to subtype DLBCL patients as an aid in making treatment decisions. We believe there are many other similar opportunities to collaborate with companies developing cancer drugs and we intend to pursue more of these collaborations.

We generated revenue of $47.6 million, $31.4 million and $23.0 million in 2014, 2013 and 2012, respectively, while incurring net losses of $50.0 million, $29.3 million and $17.7 million in 2014, 2013 and 2012, respectively.

We were incorporated in Delaware in June 2003. Our principal executive offices are located at 530 Fairview Avenue, N., Suite 2000, Seattle, Washington 98109 and our telephone number is (206) 378-6266. Our common stock trades on The NASDAQ Global Market under the symbol “NSTG.”

This Annual Report on Form 10-K includes our trademarks and registered trademarks, including “NanoString ® ,” “NanoString Technologies ® ,” “nCounter ® ,” “Prosigna ® ” and “nCounter Elements TM .” Each other trademark, trade name or service mark appearing in this Annual Report on Form 10-K belongs to its holder.

Our Market Opportunity

Every living organism has a genome that contains the full set of biological instructions required to build and maintain life. By analyzing the variations in genomes, genes and gene activity in and between organisms, researchers can determine their functions and roles in health and disease. An improved understanding of the genome and its functions allows researchers to drive advancements in scientific discovery. As they make scientific discoveries, researchers have been able to translate some of these findings into clinical applications that improve patient care.

A gene is a specific set of instructions embedded in the DNA of a cell. For a gene to be “turned on,” or “expressed,” the cell must first transcribe a copy of its DNA sequence into molecules of messenger RNA. Then, the cell translates the expressed information contained in the RNA into proteins that control most biological processes. In addition to the translated RNAs, there are many types of non-coding RNAs that are involved in many cellular processes and the control of gene expression, including microRNA, or miRNA.

Biological pathways are the networks of tens or hundreds of genes that work in concert to produce a biological function. Understanding the activation state of pathways and disruptions in individual elements of these pathways provides significant insight into the fundamental basis of disease and facilitates data driven treatment decisions. Therapeutic interventions, such as drugs, can be used to treat disease by activating or inactivating biological pathways that are relevant to disease. As a result, pathway-based biology has become a

 

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widely adopted paradigm that researchers use to understand biological processes and has assisted them in the development of diagnostics and drugs to treat disease. This is particularly important in cancer research and treatment.

Over the last decade, methods of measuring genomic information have advanced substantially. However pathway-based research and the development of diagnostic tests require analysis of multiple genes and sensitivity to small changes in expression, which can be challenging for traditional genomic tools. In general, DNA microarrays and tube-based qPCR methods require complex, time-consuming workflows and relatively large amounts of sample tissue to accurately characterize biological pathway activation. In both life sciences research and clinical medicine, there is a growing need for improved technologies that can precisely and rapidly measure the activation state of hundreds of genes simultaneously across a large number of precious samples, thereby providing a simple and reliable means to characterize biological pathways within minute tissue specimens.

Life Sciences Research

Academic, government, and biopharmaceutical researchers engaged in gene expression analysis typically focus on making biological discoveries that may lead to the development of relevant medical products and better informed treatment decisions for physicians and patients. They have traditionally performed these experiments using microarrays or qPCR. Recently, RNA sequencing, or RNA-Seq has dramatically enhanced researchers’ ability to discover patterns of gene expression that have biological meaning. However, researchers are increasingly performing analyses on a larger number of genes and samples and are seeking new methods of interrogation that would allow them to:

 

    increase the number of genes that can be analyzed simultaneously in order to understand the complete biological pathway involving multiple genes;

 

    improve the overall efficiency of their laboratories by simplifying workflow and accelerating the rate of successfully completing their research;

 

    provide more reliable, precise and reproducible data about targeted genes and biological pathways;

 

    maximize the amount of genomic information extracted from precious tissue samples;

 

    minimize the computational intensity of complex genomic analysis;

 

    process difficult-to-work-with specimens, such as tumor biopsies stored in FFPE format; and

 

    create more systematic and reliable ways to help transition their research discoveries into future clinical products.

We believe that the above items create an opportunity for technologies like ours that are optimized for pathway-based biology. Based on 2011 market data regarding the installed base of microarray systems at that technology’s peak, we estimate that the potential market opportunity of our current generation of nCounter Analysis System is approximately 3,000 systems.

Molecular Diagnostics

Growth in the molecular diagnostics market is being driven by technological innovations that have increased sensitivity, decreased turnaround times, simplified workflow, and lowered costs when compared to other techniques. In addition, the medical community has seen a trend in favor of decentralized diagnostic testing as a result of the convenience of local testing, hospitals and medical centers increasingly viewing their laboratories as profit centers and a need to increase access to tests for patients outside of the United States. We believe that there is an opportunity to improve the quality of diagnosis and treatment of diseases by developing and commercializing comprehensive, simple and widely available diagnostic products based on gene expression analysis.

 

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Cancer is a disease generally caused by genetic mutations in cells. The behavior of cancer cells is extremely complex, depending on many different genes and the interactions of those genes. It is often impossible for researchers to identify a single gene that adequately signals a more aggressive or less aggressive type of cancer. However, in some cases, researchers have been able to identify more aggressive or less aggressive types of cancer through gene expression analysis of biological pathways. Multi-gene expression analysis has the potential to considerably improve the decisions of oncologists as they care for their patients. Based on the pattern of gene expression, oncologists can determine which specific treatments are most likely to be effective for an individual patient, monitor a patient’s response to those treatments, and determine the likelihood of recurrence.

In contrast to the central laboratory-based first-generation molecular diagnostic tests for various cancers, the medical community has seen a trend in favor of decentralized diagnostic testing. Tests for HIV, Hepatitis C, Influenza and MRSA, which were once centralized, are now often conducted in hospital laboratories or at the point of care. We believe that this trend of decentralized testing will continue as a result of many factors, including:

 

    Convenience . We believe that physicians would prefer that molecular diagnostic tests be performed at a local level and in the same laboratory that performs other tests that the physicians may order. Local molecular diagnostic testing could provide physicians the same rapid turnaround of test results that they have learned to expect for other types of tests.

 

    Economic Advantages . We believe that hospitals and medical centers desire to make their clinical laboratories profit centers by performing tests and billing third-party payors. As diagnostic technologies become less complicated to administer, hospitals and medical centers tend to favor in-sourcing tests.

 

    International Availability . There is a critical need to increase access to molecular diagnostic tests for patients that live outside the United States. Currently, patients living outside the United States may be challenged to gain access to tests that are provided only by specialized laboratories located within the United States. We believe genomic testing will become more available to patients throughout the world when it can be provided by their local clinical laboratories.

We believe that these factors create an opportunity for technologies like ours that can facilitate the development and use of complex molecular diagnostics with a high level of precision on a decentralized basis.

Our Solution

Our nCounter Analysis System is an automated, multi-application, digital detection and counting system which directly profiles hundreds of molecules simultaneously using a novel barcoding technology that is powerful enough for use in research, yet simple enough for use in clinical laboratories worldwide. Our nCounter Analysis System consists of two automated instruments that prepare and analyze tissue samples using proprietary reagents, which can only be obtained from us. Our research customers purchase instruments from us and then purchase our reagents and related consumables for the specific experiment or assay they wish to conduct. Our clinical laboratory customers either purchase or lease instruments from us and also purchase our reagents and related consumables, including our Prosigna diagnostic kits for tests that they intend to run.

Our nCounter Analysis System offers a number of compelling advantages, including:

 

    Optimized for Pathway-Based Biology . The nCounter Analysis System can profile up to 800 molecules in a single test tube, which allows customers to analyze interactions among hundreds of genes that mediate biological pathways.

 

    Digital Precision . Our molecular barcodes hybridize directly to the target molecules in a sample allowing them to be counted. This generates digital data (1 molecule = 1 count) of excellent quality over a wide dynamic range of measurements and provides excellent reproducibility.

 

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    Simple Workflow . The nCounter Analysis System’s minimal sample preparation and automated workflow enable the performance of gene expression analysis across hundreds of genes simultaneously in approximately 24 hours between the time a sample is loaded into the system and results are obtained. Our nCounter Analysis System generates data that customers can evaluate without the use of complex bioinformatics.

 

    Flexible Sample Requirements . The nCounter Analysis System is able to unlock genomic information from minute amounts of a variety of challenging tissue samples, including FFPE samples, cell lysates and single cells.

 

    Versatility . The FLEX configuration of the nCounter Dx Analysis System provides clinical laboratories a single platform with the flexibility to support both clinical testing, by running Prosigna or Laboratory Developed Tests based on nCounter Elements reagents, and research, by processing translational research experiments and multiplexed assays using our research reagents.

Life Sciences Research

Our nCounter Analysis System is capable of supporting a number of research applications based upon the measurement of the concentration or amount of a target nucleic acid. Key applications currently supported include:

 

    Gene Expression . Researchers use the nCounter Analysis System to measure the degree to which individual genes in pathways are turned “on” or “off” by simultaneously quantifying the amount of messenger RNA, or mRNA, associated with each of up to 800 genes.

 

    miRNA Expression . Researchers can use the nCounter Analysis System to measure the simultaneous expression levels of up to 800 different miRNAs. The nCounter Analysis System is capable of highly multiplexed, direct digital detection and counting of miRNAs in a single reaction without amplification, thereby delivering high levels of sensitivity, specificity, precision, and linearity.

 

    Copy Number Variation . Researchers can use the nCounter Analysis System to probe for structural variations that result in cells having an abnormal number of copies of one or more sections of the DNA. Researchers are able to conduct large-scale, statistically-powered studies of these copy number variations, or CNVs, by leveraging the nCounter Analysis System’s multiplexing capacity to assay up to 800 DNA regions in a single tube, with as little as 300 ng of DNA.

 

    Gene Fusions . Researchers can use the nCounter Analysis System to detect gene fusion events that occur when one gene fuses to another gene. A number of design options are available for developing assays for these complex structural variants which have been shown to be important in a number of cancers.

 

    Single Cell Gene Expression . Historically, most gene-expression profiling has been performed on populations of cells where observed expression levels represent an average of the unique expression states of each cell within the population. The nCounter Analysis System is capable of measuring gene expression of 20 to 800 genes from a single cell, thereby elucidating previously hidden relationships between individual cells within a population.

In 2015, we intend to introduce a new research application for the measurement of protein expression. With the addition of this proteomic application, we believe that our nCounter Analysis System will hold a unique distinction of having capabilities for both genomic and proteomic analysis. Our first product offering in this area is expected to be a version of our Pan Cancer Immune Profiling Panel, measuring the expression of 770 genes involved in the immune system’s response to cancer, which will simultaneously measure the expression of up to 30 complementary proteins from a single sample. We expect this initial “multi-omic” product offering to be particularly attractive to researchers working in the field of immuno-oncology, where an understanding of protein expression in addition to gene expression is critical to the development of new immunotherapies for treating cancer. Over time, we expect to introduce additional multi-omic and protein expression products.

 

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Molecular Diagnostics

We believe that the attributes that make the nCounter Analysis System attractive to researchers also make the system attractive to hospitals and clinical laboratories that desire to conduct molecular diagnostic tests. The precision, ease of use and flexibility of the nCounter Analysis System will allow medical technicians in pathology labs to conduct complex molecular diagnostic tests with minimal training. We expect these tests to encompass both Laboratory Developed Tests based on our nCounter Elements reagents and in vitro diagnostic kits, initially Prosigna.

Our Strategy

Our goal is to provide products that empower scientists to understand the molecular basis of disease and empower physicians to put genomic medicine into practice. To accomplish this goal, we intend to continue providing technologies that are powerful enough for research, yet simple and robust enough for use in clinical laboratories worldwide.

Our strategy includes the following key elements:

 

    Establish the nCounter Analysis System as the global standard for gene expression analysis.

 

    Expand the installed base of the nCounter Analysis System in biopharmaceutical and academic research.

 

    Broaden the addressable market of the nCounter Analysis System through continued innovation.

 

    Maintain a robust level of consumable usage per system through the introduction of new applications and reagent configurations.

 

    Build a menu of diagnostic content, in collaboration with researchers and biopharmaceutical companies, comprising both proprietary in vitro diagnostic kits and Laboratory Developed Tests based on nCounter Elements reagents.

 

    Enable clinical laboratories worldwide to provide complex genomic testing using our in vitro diagnostic products.

 

    Capture capital efficiencies stemming from our unified research and diagnostics business model.

Our Products and Technology

Instruments and Software

The nCounter Analysis System is an automated, multi-application, digital detection and counting system consisting of one or more nCounter Prep Stations and one nCounter Digital Analyzer. Since 2008, we have marketed a research use only version of the system, and in 2013 we introduced the nCounter Dx Analysis System. The nCounter Dx Analysis System hardware is identical to the research use only version, and there are two software configurations, one that only runs Prosigna and one that is called the FLEX Configuration, a dual-mode system that runs Prosigna in one mode, and our research applications and nCounter Elements in the other.

The nCounter Prep Station is the automated liquid handling component of the nCounter Analysis System that processes samples after they are hybridized and prepares the samples for data collection on the nCounter Digital Analyzer. The nCounter Digital Analyzer collects data from samples by taking images of the immobilized fluorescent reporters in the sample cartridge and processing the data into output files, which include the target identifier and related count numbers along with a broad set of internal controls that validate the precision of each assay. The currently available nCounter Prep Station and nCounter Digital Analyzer were designed and are manufactured under ISO 13485:2003, the quality standard for in vitro diagnostic platforms and medical devices. We also provide our research customers with the nSolver Analysis Software, a data analysis program that offers researchers the ability to quickly and easily quality check, normalize, and analyze their data without having to use any additional software for data analysis. The diagnostic version of our nCounter Analysis System includes the software that runs Prosigna and generates individualized patient reports.

 

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The nCounter Analysis System’s simple three step workflow takes approximately 24 hours and requires approximately 15 minutes of hands-on time by the user. When run in research mode, a user can process up to approximately 36 samples per day by installing one Prep Station with a single Digital Analyzer. One can increase the number of samples analyzed to 108 samples per day on a single Digital Analyzer if it is coupled with three Prep Stations. This throughput can be quadrupled using sample multiplexing for experiments targeting 200 genes or fewer. For Prosigna, a clinical laboratory can process up to 30 samples per day on an nCounter Dx Analysis System.

In mid-year 2015, we intend to introduce a new generation of the nCounter Analysis System that we believe will increase our addressable market by appealing to individual researchers. The new generation system will be a single instrument with a reduced footprint that combines the Prep Station and the Digital Analyzer. We are reducing the cost of the new system by reducing the throughput, and by adopting new, less expensive technologies. The new system will not be approved for diagnostic use, however all other research capabilities are expected to be maintained.

Life Sciences Research Consumables

Following purchase of an nCounter Analysis System, research customers purchase consumables from us to enable their research experiments. These include custom CodeSets targeted to a specific experiment, panels and nCounter Elements reagents.

Custom CodeSets

We work with our customers to design and develop custom CodeSets to enable them to evaluate specific genes that are the subject of their study. Our customers provide us a list of targets for which we subsequently build a unique CodeSet. Our design process leverages full length sequences for the DNA or RNA molecules that our customers are interested in detecting and prevents cross hybridization to non-target molecules in the sample. The custom CodeSet design process occurs in four distinct steps: (1) the customer selects the genes of interest, (2) we design probes and provide a design report to the customer, (3) the customer reviews and approves the design report, and (4) we manufacture, test and ship the CodeSet to the customer. The manufacturing process typically takes from three to five weeks, depending on the number of genes targeted and samples to be processed by the customer.

Panels

We offer more than 20 panels that are pre-manufactured CodeSets, which include all of the consumables required to perform a specific type of experiment, including the following:

 

    Pan Cancer Pathways Gene Expression Panel. A novel set of 770 essential genes representing all known major cancer pathways, including key driver genes, selected using a data-driven approach to identifying the genes most relevant to cancer biology.

 

    PanCancer Immune Profiling Gene Expression Panel. A novel set of 770 genes designed in collaboration with cancer immunologists around the globe, combining markers for 24 different immune cell types and populations, 30 common cancer antigens and genes that represent all known categories of immune response including key checkpoint blockade genes.

 

    Other Gene Expression Panels . Allow researchers to conduct a wide variety of gene analysis, including analysis of both human and mouse immunology-related genes and inflammation-related genes.

 

    miRNA Expression Panels . A family of panels that provide a cost-effective profiling solution capable of highly multiplexed, direct digital detection and counting of up to 800 miRNAs in a single reaction without amplification. Separate panels are available for use with samples from humans, mice, rats, and fruit flies.

 

    Cancer Copy Number Variation Panel . Enables copy number quantification for 87 genes commonly amplified or deleted in cancer.

 

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nCounter Elements Reagents

nCounter Elements are our digital molecular barcoding reagents that allows users to design their own customized assays using standard sets of barcodes provided by us with the laboratories’ choice of oligonucleotide probes that they can purchase independently from an oligonucleotide manufacturer. The highly flexible architecture of nCounter Elements enables a broad range of basic research studies where iterative design and refinement of assays are important.

Master Kits

Our nCounter Master Kit includes all of the ancillary reagents and plasticware required for our customers to be able to setup and process samples in the nCounter Prep Station and nCounter Digital Analyzer. The components of the Master Kit include the sample cartridge, strip tubes, tips, buffers, and reagent plates.

Molecular Diagnostics

Our nCounter Dx Analysis System’s ability to simultaneously quantify gene expression on tens or hundreds of genes from minimal amounts of FFPE tissue make it well suited for profiling pathway activation in tumor samples. In addition, the nCounter Dx Analysis System has the precision, reproducibility, and simple workflow required of technologies used in clinical laboratories. Our clinical laboratory customers will use the nCounter Dx Analysis System, nCounter Elements reagents and in vitro diagnostic kits to provide clinical diagnostic services. Currently, Prosigna is the only in vitro diagnostic kit available for use on our nCounter Dx Analysis System. Over time, we intend to develop, obtain regulatory authorization for, and sell additional in vitro diagnostic kits, each of which will enable a unique diagnostic test.

Laboratory Developed Tests

Clinical laboratories can use nCounter Elements reagents to create Laboratory Developed Tests, or LDTs, which are diagnostic tests that are developed, validated and performed by a single laboratory and include genetic tests and other tests for rare conditions. nCounter Elements reagents enable assays for gene expression, copy number variation and gene fusions. Many clinical laboratories are currently exploring the use of nCounter Elements reagents to develop assays to replace tests currently performed using fluorescence-based in situ hybridization, or FISH. The first commercial use of an nCounter Elements based LDT occurred in 2014.

Prosigna

Prosigna, our first molecular diagnostic test, is based on a collection of 50 genes known as the PAM50 gene signature, which was discovered by several of our research customers. Prosigna can provide a breast cancer patient and her physician with a subtype classification based on the fundamental biology of the patient’s tumor, as well as a prognostic score that indicates the probability of cancer recurrence over 10 years. Physicians use Prosigna to help guide therapeutic decisions so that patients receive only a therapeutic intervention only if clinically warranted. Prosigna is regulated as an in vitro diagnostic test and we distribute it as a kit for use on our nCounter Dx Analysis System in clinical laboratories.

Prosigna in the United States . In September 2013, we received 510(k) clearance from the FDA to market in the United States a version of Prosigna providing a prognostic indicator for distant recurrence-free survival at 10 years, and is indicated for postmenopausal women with Stage I/II lymph node-negative or Stage II lymph node-positive (one to three positive nodes) hormone receptor-positive breast cancer who have undergone surgery in conjunction with locoregional treatment consistent with standard of care. For each patient, the Prosigna report includes the Prosigna Score, which is referred to as the ROR Score in the scientific literature and outside the United States, and a risk category based on both the Prosigna Score and nodal status. Node-negative patients are classified as low, intermediate or high risk, while node-positive patients are classified as low or high risk. Prosigna is not intended for diagnosis, to predict or detect response to therapy, or to help select the optimal

 

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therapy for patients. We expect Prosigna to be competitive with other products that are currently available in the United States given the advantages demonstrated by our published clinical studies.

We sell Prosigna kits to our lab customers on a fixed dollars-per-kit basis. These customers are responsible for providing the testing service and contracting and billing payors. Accordingly, we are not directly exposed to third-party payor reimbursement risk.

Prosigna in the European Union and Other Countries that Recognize the CE Mark . In September 2012, we obtained CE mark designation for Prosigna for use as a semi-quantitative in vitro diagnostic assay using the gene expression profile of cells found in FFPE breast tumor tissue to assess the 10 year risk of distant recurrence in postmenopausal women with HR+ early stage breast cancer treated with endocrine therapy alone. This CE-marked product is indicated for use in patients with either node-negative or node-positive disease, and provides physicians and their patients with the intrinsic subtype of a patient’s breast cancer tumor, ROR score, and risk category (high/intermediate/low). In early 2013, we began marketing this test in Europe and Israel.

Intellectual Property

We must develop and maintain protection on the proprietary aspects of our technologies in order to remain competitive. We rely on a combination of patents, copyrights, trademarks, trade secret and other intellectual property laws and confidentiality, material transfer agreements, licenses, invention assignment agreements and other contracts to protect our intellectual property rights.

As of December 31, 2014, we owned or exclusively licensed nine issued U.S. patents and approximately 27 pending U.S. patent applications, including provisional and non-provisional filings. We also owned or licensed approximately 136 pending and granted counterpart applications worldwide, including 56 country-specific validations of five European patents. The issued U.S. patents that we own or exclusively license are expected to expire between July 3, 2021 and May 27, 2030. We have either sole or joint ownership positions in all of our pending U.S. patent applications. Where we jointly own cases, we have negotiated license or assignment provisions for exclusive rights. For our material nCounter Analysis System and Prosigna product rights, we are the exclusive licensee. We also generally protect our newly developed intellectual property by entering into confidentiality agreements that include intellectual property assignment clauses with our employees, consultants and collaborators.

Our patent applications relate to the following three main areas:

 

    our nCounter Analysis System biology, chemistry, software and hardware;

 

    specific applications for our nCounter Analysis System technology; and

 

    our gene expression markers, methods and algorithms for recurrence and drug response in certain forms of cancer.

We intend to file additional patent applications in the United States and abroad to strengthen our intellectual property rights; however, our patent applications may not result in issued patents, and we cannot assure investors that any patents that have issued or might issue will protect our technology. We have received notices of claims of potential infringement from third parties and may receive additional notices in the future. When appropriate, we have taken a license to the intellectual property rights from such third parties. For additional information, see the section of this report captioned “Risk Factors — Risks Related to Intellectual Property.”

We own a number of trademarks and develop names for our new products and as appropriate secure trademark protection for them, including domain name registration, in relevant jurisdictions.

Collaboration with Celgene Corporation

In March 2014, we entered into a collaboration with Celgene Corporation, or Celgene, to develop, seek regulatory approval for, and commercialize a companion diagnostic assay using the nCounter Analysis System to

 

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identify a subset of patients with DLBCL, who are most likely to benefit from treatment with Celgene’s drug REVLIMID. Under the terms of the collaboration agreement, we will develop, seek regulatory approval for, and commercialize the diagnostic test and we are eligible to receive payments totaling up to $45.0 million, of which $5.8 million was received as an upfront payment, $17.0 million is for potential success-based developmental and regulatory milestones, and the remainder is for potential commercial payments in the event sales of the test do not exceed certain pre-specified minimum annual revenues during the first three years following regulatory approval.

DLBCL is a heterogeneous group of cancers that represents the most common form of Non-Hodgkin Lymphoma. According to the National Cancer Institute, DLBCL will represent approximately 37% of the estimated 70,000 new cases of Non-Hodgkin Lymphoma in the United States each year. The subtypes of DLBCL have long been known to have varying prognoses. In January 2014, certain of our research customers published a paper in the journal Blood describing the development and validation of a biomarker assay based on a 20-gene expression DLBCL subtype classifier using our nCounter Analysis System. We have secured a license to the relevant intellectual property to enable the collaboration.

Under the collaboration agreement with Celgene, we have delivered an in vitro companion diagnostic test that will be used to subtype and screen patients who are being enrolled in a pivotal study of REVLIMID for the treatment of DLBCL. The upfront payment and a portion of the success-based milestone payments, totaling $11.8 million, were received in 2014 and were intended to cover our costs for clinical development of the test. Upon successful completion of the Phase 3 clinical trial of the drug, we intend to pursue regulatory approval of the test in key global markets. Pursuant to the terms of the agreement, we retain the flexibility to independently develop and commercialize additional indications for the test.

License Agreements

We have relied, and expect to continue to rely, on strategic collaborations and licensing agreements with third parties. For example, our base molecular barcoding technology is in-licensed from the Institute for Systems Biology and the intellectual property that forms the basis of Prosigna is in-licensed from Bioclassifier, LLC. In addition to the licenses with the Institute for Systems Biology and Bioclassifier, we rely on other license and supply arrangements for proprietary components which require us to pay royalties on the sale of our products. Other research customers are using our nCounter Analysis System to discover gene expression signatures that we believe could form the basis of future diagnostic products. In the future, we may consider these gene signatures for in-licensing. For example, in May 2014, we licensed a gene signature discovered by certain of our customers that could be used, after further development and regulatory authorization as a molecular diagnostic product to subtype patients with a certain form of non-Hodgkin lymphoma. Our licensing arrangements with the Institute for Systems Biology and Bioclassifier are discussed below in greater detail.

Institute for Systems Biology

In 2004, we entered into an agreement with the Institute for Systems Biology pursuant to which the Institute granted to us an exclusive, subject to certain government rights, worldwide license, including the right to sublicense, to the digital molecular barcoding technology on which our nCounter Analysis System is based, including 13 patents and patent applications. Pursuant to the terms of the amended license agreement, we are required to pay the Institute for Systems Biology royalties on net sales of products sold by us, or our sublicensees, at a low single digit percentage rate. Through December 31, 2014, we have paid aggregate royalties of $2.6 million under the license agreement. Unless earlier terminated in accordance with the terms of the amended license agreement, the agreement will terminate upon the expiration of the last to expire patent licensed to us. The Institute for Systems Biology has the right to terminate the agreement under certain situations, including our failure to meet certain diligence requirements or our uncured material breach of the agreement.

 

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Bioclassifier, LLC

In July 2010, we entered into an exclusive license agreement with Bioclassifier, LLC, pursuant to which Bioclassifier granted to us an exclusive, subject to certain government rights, worldwide license, with the right to sublicense, to certain intellectual property rights and technology, including eight non-provisional patent applications, related to the PAM50 gene signature in the field of research products and prognostic and/or diagnostic tests for cancer, including Prosigna. Bioclassifier has licensed these rights from the academic institutions that employed the cancer researchers that discovered or were involved in the initial development of PAM50. Pursuant to the agreement, we are required to pay Bioclassifier the greater of certain minimum royalty amounts and mid-single digit to low double digit percentage royalties on net sales of products and/or methods sold by us that are covered by patent rights or include, use or are technology licensed to us. Our obligation to pay royalties to Bioclassifier expires on a country-by-country basis upon the expiration of the last patent licensed or, if a product or method includes, uses or is technology licensed to us but is not covered by a patent licensed to us, ten years after the first commercial sale of the product or method in such country. We are also required to pay Bioclassifier low to mid double digit percentage of any income received by us from the grant of a sublicense by use to the patents or technology licensed us under the agreement. We are also required to meet certain development and commercialization milestones extending to 2015. Through December 31, 2014, we have paid Bioclassifier $400,000 of which $108,000 will be credited against future royalties owed.

Additionally, we are obligated to pay certain fees to Bioclassifier if we do not meet certain milestones within predetermined time periods. The agreement specifies that we will control and be responsible for the costs of prosecuting and enforcing the intellectual property licensed in certain major market countries. The agreement also includes customary rights of termination for Bioclassifier, including for our uncured material breach or our bankruptcy.

Research and Development

We have committed, and expect to continue to commit, significant resources to developing new technologies and products, improving product performance and reliability and reducing costs. We have assembled experienced research and development teams at our Seattle, Washington location with the scientific, engineering, software and process talent that we believe is required to successfully grow our business. As of December 31, 2014, including clinical, medical and regulatory affairs, we had 69 employees in research and development, of which 14 hold a Ph.D. degree. Our research and development expenses for the years ended December 31, 2014, 2013 and 2012 were $21.4 million, $15.0 million and $11.6 million, respectively.

nCounter Technology

We are continuously seeking to improve the nCounter Analysis System, including improvements to the technology and accessibility. As we make improvements, we anticipate that we will make available new and improved generations of the nCounter Analysis System.

Our technology development efforts are focused on:

 

    Applications. We are developing additional application areas to enable researchers to apply the nCounter Analysis System to new experimental paradigms. For example, we are developing an application for the measurement of protein expression using our existing chemistry based on the discoveries of one of our research customers. Ultimately, we believe that research customers will be able to measure multiple nucleic acids and proteins in a single experiment, which is referred to as “multi-omics.” We are also continuing to update our panel product line.

 

   

Instruments. We are developing a new generation of the nCounter Analysis System that we believe will increase our addressable market by appealing to individual researchers. The new generation system will be a single instrument with a reduced footprint that combines the prep station and the digital analyzer. We are reducing the cost of the new system by reducing the throughput and adopting new,

 

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less expensive technologies. The new system will not be approved for diagnostic use, however all other research capabilities are expected to be maintained. We are targeting release of the new generation system in mid-year 2015.

Companion Diagnostic Development

In March 2014, we entered into our first companion diagnostic collaboration with Celgene Corporation. Pursuant to the collaboration, we have developed an in vitro diagnostic test that is being used to test DLBCL patients to determine the subtype of their cancer (the Lymphoma Subtyping Test, or LST) and whether they will be enrolled in a Phase 3 clinical trial of REVLIMID for the DLBCL indication. We will monitor the testing process during that Phase 3 study and, if the study results are positive, we will submit appropriate filings for regulatory approval of the LST. We will own the commercial rights to the test and would make it commercially available in territories in which REVLIMID is approved for the DLBCL indication and for which we have any necessary regulatory authorizations to approve the test. Celgene has paid us $11.8 million to date, and may be obligated to pay us up to $45.0 million in total over the course of the collaboration.

We believe that there are likely to be many similar opportunities to collaborate with drug developers in the future and we intend to secure additional collaborations. These collaborations may be based on Prosigna, the LST, or other tests discovered by our research customers, either in academia or within biopharmaceutical companies themselves.

Prosigna Breast Cancer Assay

We plan to conduct clinical studies of Prosigna to generate more data regarding utilization of Prosigna in the clinical setting and, potentially, to inform other major treatment decisions in breast cancer, after appropriate regulatory authorization. The decisions about receiving extended adjuvant endocrine therapy, adjuvant chemotherapy or adjuvant radiation therapy have significant objective quality of life implications because of the acute and long term risk of side effects, some of them severe (including death), that are caused by these treatments. In addition, there are significant health economic consequences to decisions regarding these therapies based both on the cost of the treatments themselves and of treating their side effects. Therefore, a pressing issue is to identify the individual patients who need or are likely to benefit from extended adjuvant endocrine therapy, adjuvant radiation therapy and adjuvant chemotherapy so that the rest of the patients can be spared these treatments without affecting their long term outcome.

Our Prosigna clinical studies to date have employed a retrospective / prospective design, which means that we use samples that were previously collected from patients and for which the treatment regimen and ultimate outcome of each patient are known. Such studies are capital efficient as they do not require recruiting new patients and running prospective trials and they can be completed much more quickly than typical prospective clinical trials. We intend to use a similar approach whenever possible for the additional clinical studies we intend to conduct in support of our future regulatory submissions seeking to expand the indications for Prosigna and for future diagnostic products.

In the future, we may participate in prospective clinical studies that require recruiting new patients. For example, we have been selected to participate in the OPTIMA trial, which is being organized and sponsored by a cooperative group in the United Kingdom. We are not financially responsible for conducting the trial; however, we intend to provide in-kind support through the sale of Prosigna in vitro diagnostic kits at a discounted price.

Future Molecular Diagnostics

We are continuously monitoring molecular signatures which have the potential to become additional diagnostic products or enable Laboratory Developed Tests based on nCounter Elements. We intend to license rights to molecular diagnostic intellectual property as part of our strategy to develop additional diagnostic products and enable Laboratory Developed Tests, with a particular focus on licensing rights from our research customers who are seeking to translate their research into clinical products or services after the necessary regulatory authorizations are secured. We intend to target intellectual property rights for molecular signatures

 

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that are well understood, have the potential to facilitate changes in treatment with a major impact on outcome and cost, have the potential to support value-based pricing and with respect to which tissue samples for clinical validation are readily available.

Sales and Marketing

We began selling nCounter Analysis Systems to researchers in 2008 and began sales efforts in the clinical laboratory market in Europe and Israel in early 2013, and in the United States in November 2013. We sell our instruments and related products primarily through our own sales force in North America and through a combination of direct and distributor channels in Europe, the Middle East, Asia Pacific and South America. We have agreements with 18 distributors, each of which is exclusive within a certain territory. In the event the distributor does not meet minimum performance requirements, we may terminate the distribution agreement or convert from an exclusive to non-exclusive arrangement within the territory, allowing us to enter into arrangements with other distributors for the territory. None of our customers represented more than 10% of our revenue for the years ended December 31, 2014, 2013 or 2012.

Instrumentation and Research

Our sales and marketing efforts for instrumentation and in the research market are targeted at department heads, research or clinical laboratory directors, principal investigators, core facility directors, and research scientists and pathologists at leading academic institutions, biopharmaceutical companies, publicly and privately-funded research institutions and contract research organizations. We seek to increase awareness of our products among our target customers through direct sales calls, trade shows, seminars, academic conferences, web presence and other forms of internet marketing.

Our nCounter Analysis Systems are relatively new to the research and clinical laboratory market place and our instruments require a significant capital investment or commitment to a reagent rental agreement. Our sales process involves numerous interactions with multiple people within an organization, and often includes in-depth analysis by potential customers of our products, proof-of-principle studies, preparation of extensive documentation and a lengthy review process. As a result of these factors, the large capital investment required in purchasing our instruments and the budget cycles of our customers, the time from initial contact with a customer to our receipt of a purchase order can vary significantly and be up to 12 months or longer. Given the length and uncertainty of our sales cycle, we have in the past experienced, and likely will in the future experience, fluctuations in our instrument sales on a period-to-period basis. We are developing an nCounter Analysis System which we believe will simplify the procurement processes of our potential research customers as well as increase our addressable market. We also continue to develop enhancements to both the chemistries and assays that are run on the nCounter Analysis System, which may drive further adoption.

Molecular Diagnostics

The commercialization of Prosigna kits involves a three-pronged effort. First, we seek to establish third-party reimbursement and patient access for clinical testing services that our clinical laboratory customers will provide based upon our products by educating third-party payors regarding the clinical utility and health economic value of the clinical tests enabled by our technology. Second, we seek to establish an installed base of nCounter Analysis Systems by selling or leasing instruments to select clinical laboratories, with initial sales efforts directed at large commercial laboratories and academic medical centers that treat a high volume of breast cancer patients. As of December 31, 2014, there were 37 laboratories worldwide that had purchased or rented nCounter Analysis Systems with the intent to market and sell Prosigna testing services. In the United States, this includes national diagnostic laboratories ARUP Laboratories, Laboratory Corporation of America Holdings, Quest Diagnostics and Genoptix. Third, we intend to drive physician demand for clinical testing services enabled by our diagnostic products, and direct test orders toward those laboratories which have adopted our technology.

 

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Where appropriate, we intend to coordinate commercial efforts with the sales and marketing personnel of the clinical laboratories offering clinical testing services based on our diagnostic products.

Manufacturing; Suppliers

We use third-party contract manufacturers to produce our instruments and raw materials for our consumables, and we build the CodeSets and reagent packages at our Seattle, Washington facility.

Instruments

We outsource manufacturing of our nCounter Prep Stations and nCounter Digital Analyzers. Precision System Science, Co., Ltd. of Chiba, Japan, or PSS, is our sole source supplier for the nCounter Prep Station. Korvis Automation Inc., or Korvis, is our sole source supplier for our nCounter Digital Analyzers at its facility in Corvallis, Oregon. Our next generation nCounter system will be manufactured by a sole source supplier as well.

The facilities at which our instruments are built have been certified to ISO 13485:2003 standards. Our contracts with these instrument suppliers do not commit them to carry inventory or make available any particular quantities. Under the terms of the two instrument supply agreements, we are required to place binding purchase orders for instruments that will be delivered to us by the supplier three to six months from the date of placement of the purchase order. Although qualifying alternative third-party manufacturers could be time consuming and expensive, our instruments’ design is similar to other instruments and we believe that alternatives would be available if necessary. However, if our instrument suppliers terminate our relationship with them or if they give other customers’ needs higher priority than ours, then we may not be able to obtain adequate supplies in a timely manner or on commercially reasonable terms.

Consumables

We manufacture our consumables in our Seattle, Washington facility which has been certified to ISO 13485:2003 standards. We are planning to expand our manufacturing capacity in 2015 by relocating certain research and development functions and converting the space to incremental manufacturing labs and offices. In the future, should additional space become necessary, we believe that there will be space available near our existing facility that we believe we can secure; however, we cannot predict that this space will be available if and when it is needed.

We rely on a limited number of suppliers for certain components and materials used in the manufacture of our consumables. While some of these components are sourced from a single supplier, we have qualified second sources for several of our critical reagents, including oligonucleotides, adhesives and dyes. We believe that having dual sources for our components helps reduce the risk of a production delay caused by a disruption in the supply of a critical component. We continue to pursue qualifying additional suppliers, but cannot predict how expensive, time-consuming or successful these efforts will be. If we were to lose one or more of our suppliers, it may take significant time and effort to qualify alternative suppliers.

Competition

In the life sciences research market, we compete with companies such as Affymetrix, Agilent Technologies, Bio-Rad, Exiqon, Fluidigm, HTG Molecular Diagnostics, Illumina, Life Technologies (part of Thermo Fisher Scientific), Luminex, Perkin Elmer, Qiagen and Roche Applied Science, some of which also offer diagnostic applications of their technologies. These competitors and others have products for gene expression analysis that compete in certain segments of the market in which we sell our products. In addition, there are a number of new market entrants in the process of developing novel technologies for the life sciences market, including companies, such as RainDance Technologies and Wafergen Bio-Systems.

In the breast cancer diagnostics market, we compete with Genomic Health’s Onco type DX, a service for gene expression analysis performed in its central laboratory in Redwood City, California. We also face

 

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competition from companies such as Agendia, Clarient (a GE Healthcare company), and bioMeriéux, which also offer centralized laboratories that profile gene or protein expression in breast cancer. In Europe, we also face regional competition from Myriad Genetics, which is marketing a product from Sividon Diagnostics called EndoPredict, a distributed test for breast cancer recurrence, and other independent laboratories.

We believe that we have multiple competitive advantages in the research market, including the automated nature of our nCounter Analysis System with its simple, rapid and efficient workflow that requires very limited human intervention or labor; the multiplexing capability of our technology to analyze significantly more target molecules in a single tube without amplification, representing multiple biological pathways; compatibility with many sample types, including difficult samples such as FFPE; and the ability to analyze small sample inputs, in some cases down to a single cell, from a wide variety of sample types. In the diagnostics market, we believe our competitive advantages include the compelling evidence of Prosigna’s ability to inform major medical treatment decisions, including results from our studies; the quality of our nCounter Analysis System, which enables consistent and reproducible results in decentralized laboratories; and the improved convenience for physicians and patients, including more rapid test result turnaround time.

While we believe that we compete favorably based on the factors described above, many of our competitors enjoy other competitive advantages over us, including:

 

    greater name and brand recognition, financial and human resources;

 

    broader product lines;

 

    larger sales forces and more established distributor networks;

 

    substantial intellectual property portfolios;

 

    larger and more established customer bases and relationships; and

 

    better established, larger scale and lower cost manufacturing capabilities.

For additional information, see the section of this report captioned “Risk Factors — The life sciences research and diagnostics markets are highly competitive. If we fail to compete effectively, our business and operating results will suffer.”

Government Regulation

Medical Device Regulation

United States

In the United States, medical devices, including in vitro diagnostics, are subject to extensive regulation by the U.S. Food and Drug Administration, or FDA, under the Federal Food, Drug, and Cosmetic Act, or FDC Act, and its implementing regulations, and other federal and state statutes and regulations. The laws and regulations govern, among other things, medical device development, testing, labeling, storage, premarket clearance or approval, advertising and promotion and product sales and distribution.

A medical device is an instrument, apparatus, implement, machine, contrivance, implant, in vitro reagent, or other similar or related article, including any component part or accessory which is (1) intended for use in the diagnosis of disease or other conditions, or in the cure, mitigation, treatment, or prevention of disease, in man or other animals, or (2) intended to affect the structure or any function of the body of man or other animals, and which does not achieve any of its primary intended purposes through chemical action within or on the body of man or other animals and which is not dependent upon being metabolized for the achievement of any of its primary intended purposes. In vitro diagnostics are a type of medical device and are tests that can be used in the diagnosis and/or detection of diseases, conditions or infections, including, without limitation, the presence of

 

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certain chemicals, genetic or other biomarkers. Some tests are used in laboratory or other health professional settings and other tests are for consumers to use at home.

Since the definition of a medical device depends on the intended use of the product, a single product can potentially be regulated multiple ways by the FDA, including no FDA oversight, depending on the intended use of the product. Intended use is governed by the objective intent of the manufacturer, which includes all words and images communicated by a company and its employees.

Medical devices to be commercially distributed in the United States must receive from the FDA either clearance of a premarket notification, or 510(k), or premarket approval, or PMA, pursuant to the FDC Act prior to marketing, unless subject to an exemption. Devices deemed to pose relatively less risk are placed in either Class I or II. Placement of a device into Class II generally requires the manufacturer to submit to the FDA a 510(k) requesting permission for commercial distribution; this is known as the 510(k) clearance process. Some low risk devices are exempted from this premarket requirement. Devices deemed by the FDA to pose the greatest risk, such as life-sustaining, life-supporting or implantable devices, or devices deemed not substantially equivalent to a previously 510(k) cleared device or a preamendment Class III device for which PMA applications have not been called, are placed in Class III requiring PMA approval. A clinical trial is almost always required to support a PMA application and is sometimes required for a 510(k) application. All clinical studies of investigational devices must be conducted in compliance with any applicable FDA or Institutional Review Board, or IRB, requirements.

510(k) Clearance Pathway . To obtain 510(k) clearance, a manufacturer must submit a premarket notification demonstrating to the FDA’s satisfaction that the proposed device is substantially equivalent in intended use and in safety and effectiveness to a previously 510(k) cleared device or a device that was in commercial distribution before May 28, 1976 for which the FDA has not yet called for submission of PMA applications. The previously cleared device is known as a predicate. The FDA’s 510(k) clearance pathway usually takes from four to 12 months, but it can last longer, particularly for a novel type of product.

After a device receives 510(k) clearance, any modification that could significantly affect its safety or effectiveness, or that would constitute a major change in its intended use, requires a new 510(k) clearance or could require a PMA approval. The FDA requires each manufacturer to make this determination in the first instance, but the FDA can review any such decision. If the FDA disagrees with a manufacturer’s decision not to seek a new 510(k) clearance, the agency may require the manufacturer to seek 510(k) clearance or PMA approval. The FDA also can require the manufacturer to cease marketing and/or recall the modified device until 510(k) clearance or PMA approval is obtained.

PMA Approval Pathway . The PMA approval pathway requires proof of the safety and effectiveness of the device to the FDA’s satisfaction. The PMA approval pathway is costly, lengthy and uncertain.

A PMA application must provide extensive preclinical and clinical trial data and also information about the device and its components regarding, among other things, device design, manufacturing and labeling. As part of the PMA review, the FDA will typically inspect the manufacturer’s facilities for compliance with Quality System Regulation, or QSR, requirements, which impose elaborate testing, control, documentation and other quality assurance procedures.

Upon submission, the FDA determines if the PMA application is sufficiently complete to permit a substantive review, and, if so, the application is accepted for filing. The FDA then commences an in-depth review of the PMA application, which typically takes one to three years, but may last longer. The review time is often significantly extended as a result of the FDA asking for more information or clarification of information already provided. The FDA also may respond with a “not approvable” determination based on deficiencies in the application and require additional clinical studies that are often expensive and time consuming and can delay approval for months or even years. During the review period, an FDA advisory committee, typically a panel of

 

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clinicians, likely will be convened to review the application and recommend to the FDA whether, or upon what conditions, the device should be approved. Although the FDA is not bound by the advisory panel decision, the panel’s recommendation is important to the FDA’s overall decision making process.

If the FDA’s evaluation of the PMA application is favorable, the FDA typically issues an “approvable letter” requiring the applicant’s agreement to specific conditions, such as changes in labeling, or specific additional information such as submission of final labeling, in order to secure final approval of the PMA application. Once the approvable letter is satisfied, the FDA will issue a PMA for the approved indications, which can be more limited than those originally sought by the manufacturer. The PMA can include post-approval conditions that the FDA believes necessary to ensure the safety and effectiveness of the device including, among other things, restrictions on labeling, promotion, sale and distribution. Failure to comply with the conditions of approval can result in material adverse enforcement action, including the loss or withdrawal of the approval or placement of restrictions on the sale of the device until the conditions are satisfied.

Even after approval of a PMA, a new PMA or PMA supplement may be required in the event of a modification to the device, its labeling or its manufacturing process. Supplements to a PMA may require the submission of the same type of information required for an original PMA, except that the supplement is generally limited to that information needed to support the proposed change from the product covered by the original PMA.

De Novo Pathwa y. If no predicate can be identified, the product is automatically classified as Class III, requiring a PMA. However, the FDA can reclassify, or use “de novo classification” for, a device for which there was no predicate device if the device is low or moderate risk. The FDA will identify special controls that the manufacturer must implement, which often includes labeling restrictions. Subsequent applicants can rely upon the de novo product as a predicate for a 510(k) clearance. The de novo route is less burdensome than the PMA process; it is essentially the same as a 510(k). A device company can ask the FDA at the outset if the de novo route is available. The de novo route has been used for many in vitro diagnostic products.

Postmarket . After a device is placed on the market, numerous regulatory requirements apply. These include: the QSR, labeling regulations, the FDA’s general prohibition against promoting products for unapproved or “off label” uses, registration and listing, the Medical Device Reporting regulation (which requires that manufacturers report to the FDA if their device may have caused or contributed to a death or serious injury or malfunctioned in a way that would likely cause or contribute to a death or serious injury if it were to recur), and the Reports of Corrections and Removals regulation (which requires manufacturers to report recalls and field actions to the FDA if initiated to reduce a risk to health posed by the device or to remedy a violation of the FDC Act).

The FDA enforces these requirements by inspection and market surveillance. If the FDA finds a violation, it can institute a wide variety of enforcement actions, ranging from a public warning letter to more severe sanctions such as fines, injunctions, and civil penalties; recall or seizure of products; operating restrictions, partial suspension or total shutdown of production; refusing requests for 510(k) clearance or PMA approval of new products; withdrawing 510(k) clearance or PMA approvals already granted; and criminal prosecution. For additional information, see the section of this report captioned “ Risk Factors — Risks Related to Government Regulation and Diagnostic Product Reimbursement.

Research Use Only . Research Use Only, or RUO, products belong to a separate regulatory classification under long-standing FDA regulation. In essence, RUO products are not regulated as medical devices and are therefore not subject to the regulatory requirements discussed above. The products must bear the statement: “For Research Use Only. Not for Use in Diagnostic Procedures.” RUO products cannot make any claims related to safety, effectiveness or diagnostic utility, and they cannot be intended for human clinical diagnostic or prognostic use. In November 2013, the FDA issued a final guidance on RUO products, which, among other things, reaffirmed that a company may not make clinical or diagnostic claims about an RUO product.

 

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Dual-Use Instruments . Dual-use instruments are subject to FDA regulation since they are intended, at least in part, for use by customers performing clinical diagnostic testing. In November 2014, FDA issued a guidance that described FDA’s approach to regulating molecular diagnostic instruments that combine in a single molecular instrument both approved/cleared device functions and device functions for which approval/clearance is not required.

Laboratory Developed Tests . Laboratory Developed Tests, or LDTs, are developed, validated and used within a single lab. Because the LDTs are not distributed as kits, but only used within the laboratory, the FDA has historically exercised enforcement discretion and has not required clearance or approval prior to marketing. However, on October 3, 2014, FDA issued two draft guidances that propose to actively regulate LDTs using a risk-based approach. If the draft guidances go into effect in their current format, all laboratories offering LDTs, except for those offering only LDTs for forensic use and certain transplantation tests, will be subject to certain general device requirements such as MDR reporting. In addition, “high” and “moderate” risk devices not subject to an exemption will need to submit a PMA or 510(k) to FDA in a phased-in manner. The comment period for the draft guidances closed February 2. The draft guidances have been the subject of considerable controversy and it is unclear whether the draft guidances will be finalized, and if so, what they will contain.

Companion Diagnostics . In August 2014, FDA issued a companion diagnostics final guidance stating that if the device is essential to the safety or efficacy of the drug, FDA will generally require approval or clearance for the device at the time when FDA approves the drug.

International

International sales of medical devices are subject to foreign government regulations, which vary substantially from country to country. The European Commission is the legislative body responsible for directives under which manufacturers selling medical products in the EU, and the European Economic Area, or EEA, must comply. The EU includes most of the major countries in Europe, while other countries, such as Switzerland, are part of the EEA and have voluntarily adopted laws and regulations that mirror those of the EU with respect to medical devices. The EU has adopted directives that address regulation of the design, manufacture, labeling, clinical studies and post-market vigilance for medical devices. Devices that comply with the requirements of a relevant directive will be entitled to bear the CE conformity marking, indicating that the device conforms to the essential requirements of the applicable directives and, accordingly, can be marketed throughout the EU and EEA.

In September 2012, Prosigna was CE-marked to IVDD 98/79/EC for use in conjunction with a diagnostic version of our nCounter Analysis System in the EU to assess a patients risk and or distant recurrence.

Outside of the EU, regulatory approval needs to be sought on a country-by-country basis in order to market medical devices. Although there is a trend towards harmonization of quality system standards, regulations in each country may vary substantially, which can affect timelines of introduction.

Reimbursement

Our nCounter Dx Analysis Systems are purchased or leased by clinical laboratories, which use our diagnostic products as the basis for testing patients’ samples. These customers can use our products to enable commercial testing services, and generate revenue for their laboratories for this service. In order to collect payment for testing services based upon our diagnostic products, our clinical laboratory customers may bill third parties, including public and private payors. The demand for our diagnostic products will depend indirectly upon the ability for our customers to successfully bill for and receive reimbursement from third-party payors for the clinical testing services based on our products. Therefore, we intend to work with third-party payors in markets where we intend to sell our diagnostic products to ensure that testing services based on our products are covered and paid.

 

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The decision of payors to cover and pay for a specific testing service is driven by many factors, including:

 

    strong clinical validation data;

 

    acceptance into major clinical guidelines, including NCCN, ASCO, and the St. Gallen Consensus guidelines;

 

    health economic studies that may indicate that the test improves quality-adjusted survival and leads to reduced costs; and

 

    decision impact studies that show the test leads to better treatment decisions.

We are generating dossiers to be submitted to payors in support of reimbursement for testing services based upon our diagnostic products, beginning with Prosigna. In March 2013, we submitted the first of these dossiers to a government health ministry. The dossiers typically contain data from studies supporting the analytical and clinical validity of Prosigna, as well as health economic analyses that examine whether the clinical information supplied by Prosigna changes medical practice in a way that leads to benefit for both the patients and the payors. In some cases, these health economic analyses may be supported by the results of clinical studies of Prosigna’s impact on adjuvant treatment decisions in early stage breast cancer called decision impact studies. We developed a clinical protocol for Prosigna decision impact studies in collaboration with two European cooperative groups, and based on this protocol we have completed one decision impact study to date, and have two other such studies currently underway.

United States

In the United States, clinical laboratory revenue is derived from various third-party payors, including insurance companies, health maintenance organizations, or HMOs, and government healthcare programs, such as Medicare and Medicaid. Clinical laboratory testing services are paid through various methodologies when covered by third-party payors, such as prospective payment systems and fee schedules. For any new clinical test, payment for the clinical laboratory service requires a decision by the third-party payor to cover the particular test, the establishment of a reimbursement rate for the test and the identification of one or more Current Procedural Terminology, or CPT, codes that accurately describes the test methodology and the analyte to be used in claims processing.

The American Medical Association, or AMA, has issued a new set of CPT codes for billing and reimbursement of complex genomic tests that are based on information from multiple analytes or genes. These new MAAA, or Multianalyte Assays with Algorithmic Analyses, codes are intended to capture tests such as Prosigna and are divided into two categories of unique codes. Category 1 MAAA codes are intended for tests that AMA’s CPT Editorial Panel has vetted and found to meet a certain set of criteria, such as demonstrated clinical validity and utility, as well as current national utilization thresholds. MAAAs issued to complex genomic tests that have not met all Category 1 coding criteria are referred to as administrative MAAA codes. Assignment of either unique reimbursement code to a particular test may facilitate claims processing by payors; however, assignment of a unique reimbursement code alone does not guarantee favorable reimbursement decisions by payors. A genomic test with an assigned MAAA code must still be vetted and approved by individual payors for coverage and payment before reimbursement is achieved. Given the more stringent requirements for receipt of a Category 1 MAAA, including demonstrated clinical validity and utility and satisfaction of national utilization thresholds, we believe that certain payors may more readily render favorable reimbursement decisions for genomic tests with a Category 1 MAAA rather than an administrative MAAA.

In April 2014, we received an administrative MAAA code (0008M) for use in reimbursement of testing services based on Prosigna. Given the recent commercial launch of Prosigna in the United States, and the lack of utilization data, we expected the issuance of an administrative MAAA initially. We intend to reapply for a Category 1 MAAA at a later date when additional Prosigna utilization data are available.

 

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Centers for Medicare & Medicaid Services, or CMS, administers the Medicare and Medicaid programs, which provide health care to almost one in every three Americans. For any particular geographic region, Medicare claims are processed on behalf of CMS by private companies called Medicare Administrative Contractors, or MACs. New diagnostic tests typically follow one of three routes to coverage via CMS: National Coverage Determinations, or NCDs, Local Coverage Determinations, or LCDs, or simply payment of claims by a MAC. The NCD applies to Medicare beneficiaries living throughout the United States. Due to cost and CMS bandwidth limitations there are generally few NCDs. The LCD process applies to only beneficiaries in the coverage area of a single MAC, requiring multiple LCDs to cover the testing throughout the United States. Due to the cost of developing an LCD, contractors tend to develop a relatively small number and prefer to tacitly cover services by paying claims. There is also a subset of NCDs known as Coverage with Evidence Development, or CED, that allow a technology (service or procedure) to be covered while evidence is collected through a registry or a study to answer outstanding questions on outcomes. Some MACs have developed CED policies, but these are outside the statute that established CED.

We are pursuing Medicare coverage for Prosigna and where necessary working with MACs to obtain a favorable LCD. There are two distinct LCD processes for molecular diagnostic tests: the individual MAC LCD process and the Molecular Diagnostics Program, or MolDX program for Palmetto, a MAC. Pursuing a series of LCDs will require us to engage with each of the seven MACs not currently under the MolDX program for jurisdictions in which Prosigna testing services are provided. MACs have the option of paying for Prosigna claims without an LCD, and where possible we will pursue this less burdensome option. The MolDX program is the technology assessment and medical policy review process currently employed by Palmetto for North Carolina, South Carolina, Virginia, and West Virginia and by Noridian for California, Nevada, and Hawaii (Noridian has not published a MolDX decision for the other states under their Medicare contract: Washington, Oregon, Idaho, Utah, Arizona, Montana, Wyoming, North Dakota, and South Dakota). Determination of the Medicare contractor responsible for a laboratory claim is based on the location of the laboratory (not patient location). The laboratories performing Prosigna testing for Quest Diagnostics and Laboratory Corporation of America are within the jurisdiction of the MolDX program. The MolDX program requires providers to follow a unique and specific path to obtain an LCD.

The MolDX program has contracted with McKesson to create unique identifiers or codes for unique lab tests. A McKesson Z-Code Identifier is a unique code associated with a specific advanced diagnostic test. Z-codes are reported to the payor along with the appropriate CPT codes, which potentially improves the efficiencies in the reimbursement process. Z-code identifiers are currently only required by the MACs associated with the MolDX program, Palmetto and Noridian. Laboratories under the MolDX program cannot submit claims for Prosigna until a Z-code is available and a Medicare LCD has been published. A Z-code Identifier was issued for Prosigna in February 2014. We continue to be in dialogue with representatives of MolDX, regarding our LCD application for reimbursement of Prosigna. In June 2014, MolDX requested that we modify our application to address new guidelines addressing MolDX’s clinical test evaluation process and to respond to questions raised by MolDX in its initial review of our application. We recently provided additional information to MolDX to address this request. Based on our most recent interactions with MolDX, we believe that MolDX’s coverage determination and what, if any, additional clinical data or other information we will be asked to provide in connection with our application will be strongly influenced by the final update to the National Comprehensive Cancer Network’s, or NCCN, treatment guidelines. In mid-February, the NCCN issued a partial revision to the guidelines in which it updated the treatment algorithm section of the guidelines. Prosigna was not included in this partial update. We expect the full guidelines update, including the discussion section of the guidelines, to be published in March of this year. We do not expect MolDX to make a coverage determination until after the NCCN guideline update. For Medicare, the reimbursement rates for individual tests are established under the Clinical Laboratory Fee Schedule (local fee schedules for outpatient clinical laboratory services) or the Physician Fee Schedule, depending on the amount of physician work involved in the test. Molecular diagnostic tests that require little physician work are generally paid under the Clinical Laboratory Fee Schedule. As with other tests that have MAAA CPT codes, we believe that CMS will reimburse Prosigna testing services under the Clinical Laboratory Fee Schedule.

 

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With respect to private insurance coverage, there is significant uncertainty surrounding third-party reimbursement for the use of tests that incorporate new technology, such as Prosigna. For example, in the third quarter of 2014, the Blue Cross and Blue Shield, or BCBS, Association Technology Evaluation Center affirmed their position that Prosigna should be considered investigational. Subsequently, several BCBS entities updated their coverage policies based on this evaluation. In February 2015, Cigna decided that it would not reimburse for Prosigna. However, in August 2014, UnitedHealthcare, the largest private health insurer in the United States, agreed with Laboratory Corporation of America, one of our commercial laboratory customers, to begin paying for Prosigna testing. In addition, we recently received confirmations of coverage for Prosigna from California’s Medicaid group, MediCal, and from Providence Health Plan.

Outside the United States

In Europe, governments are primarily responsible for reimbursing diagnostic testing services. A relatively small portion of the market is made up of private payors and cash-pay patients.

The primary barrier of adoption of a new in vitro diagnostic test is often reimbursement, and public reimbursement can take several years to achieve, depending on the country. Public reimbursement for genomic testing for breast cancer is available in Canada, Ireland, Greece and the United Kingdom. Selected private coverage for testing is available in the United Kingdom, Germany, Spain, France, the UAE and Hungary. The public reimbursement pathway may be more favorable in Germany and France given their willingness to accept additional costs in return for improved outcomes, their centralized review process, and the role of key opinion leaders. Reimbursement approval in some countries, such as Spain and Italy, is managed at the regional level. Israel is a market in which genomic testing for breast cancer is widely reimbursed by all four major Sick Funds, the third-party payors that cover a substantial majority of the population.

Our market preparation in Europe will be similar to that in the United States and involve data driving clinical and economic publications to support guideline inclusion. Initially, we will target the private and cash pay market in Europe. In parallel, we will seek to establish public reimbursement of Prosigna by national and regional governments in Europe.

Other Regulations

Our operations in the United States are subject to various federal and state fraud and abuse laws, including, without limitation, the federal anti-kickback statute and state and federal marketing compliance laws. These laws may impact our operations directly, or indirectly through our customers, and may impact, among other things, our proposed sales, marketing and education programs. In addition, we may be subject to patient privacy regulation by both the federal government and the states in which we conduct our business. The laws that may affect our ability to operate include the following federal laws and their counterparts at the state level:

 

    the Federal Anti-kickback Law and state anti-kickback prohibitions;

 

    the Federal physician self-referral prohibition, commonly known as the Stark Law, and state equivalents;

 

    the Federal Health Insurance Portability and Accountability Act of 1996, as amended;

 

    the Medicare civil money penalty and exclusion requirements;

 

    the Federal False Claims Act civil and criminal penalties and state equivalents;

 

    the Foreign Corrupt Practices Act, which applies to our international activities; and

 

    the Physician Payment Sunshine Act.

Employees

As of December 31, 2014, we had 276 employees, of which 75 work in manufacturing, 100 in sales, marketing and business development, 54 in research and development, 15 in clinical, medical and regulatory

 

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affairs, and 32 in general and administrative. None of our U.S. employees is represented by a labor union or is the subject of a collective bargaining agreement. As of December 31, 2014, of our 276 employees, 251 were employed in the United States and 25 were employed outside the United States.

Environmental Matters

Our operations require the use of hazardous materials (including biological materials) which subject us to a variety of federal, state and local environmental and safety laws and regulations. Some of the regulations under the current regulatory structure provide for strict liability, holding a party potentially liable without regard to fault or negligence. We could be held liable for damages and fines as a result of our, or others’, business operations should contamination of the environment or individual exposure to hazardous substances occur. We cannot predict how changes in laws or development of new regulations will affect our business operations or the cost of compliance.

Where You Can Find Additional Information

We make available free of charge through our investor relations website, www.nanostring.com, our annual reports, quarterly reports, current reports, proxy statements and all amendments to those reports as soon as reasonably practicable after such material is electronically filed or furnished with the SEC. These reports may also be obtained without charge by contacting Investor Relations, NanoString Technologies, Inc., 530 Fairview Avenue, N., Suite 2000, Seattle, Washington 98109, e-mail: investorrelations@nanostring.com. Our Internet website and the information contained therein or incorporated therein are not intended to be incorporated into this Annual Report on Form 10-K. In addition, the public may read and copy any materials we file or furnish with the SEC at the SEC’s Public Reference Room at 100 F Street, N.E., Washington, D.C. 20549 or may obtain information on the operation of the Public Reference Room by calling the SEC at 1-800-SEC-0330. Moreover, the SEC maintains an Internet site that contains reports, proxy and information statements, and other information regarding reports that we file or furnish electronically with them at www.sec.gov.

 

Item 1A. Risk Factors

You should carefully consider the following risk factors, in addition to the other information contained in this report, including the section of this report captioned “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and our financial statements and related notes. If any of the events described in the following risk factors and the risks described elsewhere in this report occurs, our business, operating results and financial condition could be seriously harmed. This report also contains forward-looking statements that involve risks and uncertainties. Our actual results could differ materially from those anticipated in the forward-looking statements as a result of factors that are described below and elsewhere in this report.

Risks Related to our Business and Strategy

We have incurred losses since we were formed and expect to incur losses in the future. We cannot be certain that we will achieve or sustain profitability.

We have incurred losses since we were formed and expect to incur losses in the future. We incurred net losses of $50.0 million and $29.3 million for the years ended December 31, 2014 and 2013, respectively. As of December 31, 2014, we had an accumulated deficit of $176.9 million. We expect that our losses will continue for at least the next several years as we will be required to invest significant additional funds toward development and commercialization of our technology. We also expect that our operating expenses will continue to increase as we grow our business, but there can be no assurance that our revenues and gross profit will increase sufficiently such that our net losses decline, or we attain profitability, in the future. Our ability to achieve or sustain profitability is based on numerous factors, many of which are beyond our control, including the market acceptance of our products, future product development and our market penetration and margins. We may never be able to generate sufficient revenue to achieve or sustain profitability.

 

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Our financial results may vary significantly from quarter to quarter which may adversely affect our stock price.

Investors should consider our business and prospects in light of the risks and difficulties we expect to encounter in the new, uncertain and rapidly evolving markets in which we compete. Because these markets are new and evolving, predicting their future growth and size is difficult. We expect that our visibility into future sales of our products, including volumes, prices and product mix between instruments and consumables, and revenue from licensing agreements, including the amount and timing of payments pursuant to collaboration agreements such as our agreement with Celgene Corporation, will continue to be limited and could result in unexpected fluctuations in our quarterly and annual operating results.

Numerous other factors, many of which are outside our control, may cause or contribute to significant fluctuations in our quarterly and annual operating results. These fluctuations may make financial planning and forecasting difficult. In addition, these fluctuations may result in unanticipated changes in our available cash, which could negatively affect our business and prospects. Factors that may contribute to fluctuations in our operating results include many of the risks described in this section. In addition, one or more of such factors may cause our revenue or operating expenses in one period to be disproportionately higher or lower relative to the others. Our products involve a significant capital commitment by our customers and accordingly involve a lengthy sales cycle. We may expend significant effort in attempting to make a particular sale, which may be deferred by the customer or never occur. Accordingly, comparing our operating results on a period-to-period basis may not be meaningful, and investors should not rely on our past results as an indication of our future performance. If such fluctuations occur or if our operating results deviate from our expectations or the expectations of securities analysts, our stock price may be adversely affected.

If we do not achieve, sustain or successfully manage our anticipated growth, our business and growth prospects will be harmed.

We have experienced significant revenue growth in a short period of time. We may not achieve similar growth rates in future periods. Investors should not rely on our operating results for any prior periods as an indication of our future operating performance. If we are unable to maintain adequate revenue growth, our financial results could suffer and our stock price could decline. Furthermore, growth will place significant strains on our management and our operational and financial systems and processes. For example, commercialization of the Prosigna Breast Cancer Assay, or Prosigna, in Europe and the United States and development and commercialization of this test and other diagnostic products worldwide are key elements of our growth strategy and has required us to hire and retain additional sales and marketing, regulatory, manufacturing and quality assurance personnel. If we do not successfully generate demand for our diagnostic products or manage our anticipated expenses accordingly, our operating results will be harmed.

If Prosigna fails to achieve and sustain sufficient market acceptance, we will not generate expected revenue, and our prospects may be harmed.

Commercialization of Prosigna in Europe, the United States and the other jurisdictions in which we intend to pursue regulatory approval or clearance is a key element of our strategy. Currently, most oncologists seeking sophisticated gene expression analysis for diagnosing and profiling breast cancer in their patients, ship tissue samples to a limited number of centralized laboratories typically located in the United States. We may experience reluctance, or refusal, on the part of physicians to order, and third-party payors to pay for, Prosigna if the results of our research and clinical studies, and our sales and marketing activities relating to communication of these results, do not convey to physicians, third-party payors, and patients that Prosigna provides equivalent or better prognostic information than those centralized laboratories. For example, in the third quarter of 2014, we were notified by the Blue Cross Blue Shield Technology Evaluation Center that Prosigna does not currently meet its criteria for inclusion for reimbursement. In February 2015, Cigna decided that it would not reimburse for Prosigna. In addition, our diagnostic tests are performed by pathologists in local laboratories, rather than by a vendor in a remote centralized laboratory, which requires us to educate pathologists regarding the benefits of this

 

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business model and oncologists regarding the reliability and consistency of results generated locally. Also, we intend to offer Prosigna in other countries outside of the United States, where genomic testing for breast cancer is not widely available and the market for such tests is new. The future growth of the market for genomic breast cancer testing will depend on physicians’ acceptance of such testing and the availability of reimbursement for such tests.

These hurdles may make it difficult to convince health care providers that tests using our technologies are appropriate options for cancer diagnostics, may be equivalent or superior to available tests, and may be at least as cost effective as alternative technologies. Furthermore, we may encounter significant difficulty in gaining inclusion in breast cancer treatment guidelines, obtaining patient reimbursement from public and private payors, and gaining broad market acceptance of Prosigna. In mid-February, the NCCN issued a partial revision to the guidelines in which it updated only the treatment algorithm section of the guidelines. Prosigna was not included in this partial update. We expect the full guidelines update, including the discussion section of the guidelines, to be published in March of this year. If we fail to successfully commercialize Prosigna, we may never receive a return on the significant investments in sales and marketing, regulatory, manufacturing and quality assurance personnel we have made, and further investments we intend to make, which would adversely affect our growth prospects, operating results and financial condition.

Our future success is dependent upon our ability to expand our customer base and introduce new applications.

Our current customer base is primarily composed of academic institutions, government laboratories and biopharmaceutical companies that perform analyses using our nCounter Analysis System for research use only. In 2013, with the introduction of our first diagnostic products, we began selling into the clinical laboratory market. Our success will depend, in part, upon our ability to increase our market penetration among these customers and to expand our market by developing and marketing new research applications, developing a lower cost instrument that would be attractive to more researchers, and introducing diagnostic products into clinical laboratories after obtaining regulatory authorization. For example, we must convince physicians and third-party payors that our diagnostic products, such as Prosigna, are cost effective in obtaining prognostic information that can help inform treatment decisions and that our nCounter Analysis System could enable an equivalent or superior approach that lessens reliance on centralized laboratories. Furthermore, we expect that increasing the installed base of our nCounter Analysis Systems will drive demand for our relatively high margin consumable products. If we are not able to successfully increase our installed base of nCounter Analysis Systems, sales of our consumable products and our margins may not meet expectations. Attracting new customers and introducing new applications requires substantial time and expense. Any failure to expand our existing customer base, or launch new applications, would adversely affect our ability to improve our operating results.

Our research business depends on levels of research and development spending by academic and governmental research institutions and biopharmaceutical companies, a reduction in which could limit demand for our products and adversely affect our business and operating results.

In the near term, we expect that a large portion of our revenue will be derived from sales of our nCounter Analysis Systems to academic institutions, governmental laboratories and biopharmaceutical companies worldwide for research and development applications. The demand for our products will depend in part upon the research and development budgets of these customers, which are impacted by factors beyond our control, such as:

 

    changes in government programs that provide funding to research institutions and companies;

 

    macroeconomic conditions and the political climate;

 

    changes in the regulatory environment;

 

    differences in budgetary cycles;

 

    market-driven pressures to consolidate operations and reduce costs; and

 

    market acceptance of relatively new technologies, such as ours.

 

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In addition, academic, governmental and other research institutions that fund research and development activities may be subject to stringent budgetary constraints that could result in spending reductions, reduced allocations or budget cutbacks, which could jeopardize the ability of these customers to purchase our products. Our operating results may fluctuate substantially due to reductions and delays in research and development expenditures by these customers. Any decrease in our customers’ budgets or expenditures, or in the size, scope or frequency of capital or operating expenditures, could materially and adversely affect our business, operating results and financial condition.

Our sales cycle is lengthy and variable, which makes it difficult for us to forecast revenue and other operating results.

Our sales process involves numerous interactions with multiple individuals within an organization, and often includes in-depth analysis by potential customers of our products, performance of proof-of-principle studies, preparation of extensive documentation and a lengthy review process. As a result of these factors, the large capital investment required in purchasing our instruments and the budget cycles of our customers, the time from initial contact with a customer to our receipt of a purchase order can vary significantly and be up to 12 months or longer. Given the length and uncertainty of our sales cycle, we have in the past experienced, and likely will in the future experience, fluctuations in our instrument sales on a period-to-period basis. Furthermore, we have begun placing instruments under reagent rental agreements, wherein a customer does not purchase an instrument upfront but instead pays a rental fee associated with each purchase of reagents. An increase in instruments placed under these reagent rental agreements may reduce the number of instruments we would otherwise sell in any period. In addition, any failure to meet customer expectations could result in customers choosing to retain their existing systems or to purchase systems other than ours.

Our reliance on distributors for sales of our products outside of the United States, and on clinical laboratories for delivery of Prosigna testing services, could limit or prevent us from selling our products and impact our revenue.

We have established exclusive distribution agreements for our nCounter Analysis System and related consumable products within parts of Europe, the Middle East, Asia Pacific and South America. We intend to continue to grow our business internationally, and to do so we must attract additional distributors and retain existing distributors to maximize the commercial opportunity for our products. There is no guarantee that we will be successful in attracting or retaining desirable sales and distribution partners or that we will be able to enter into such arrangements on favorable terms. Distributors may not commit the necessary resources to market and sell our products to the level of our expectations or may choose to favor marketing the products of our competitors. If current or future distributors do not perform adequately, or we are unable to enter into effective arrangements with distributors in particular geographic areas, we may not realize long-term international revenue growth.

Similarly, we have entered into agreements with clinical laboratories in the United States, Canada, Europe and Israel to provide Prosigna testing services. We do not provide testing services directly and, thus, we are reliant on these clinical laboratories to actively promote and sell Prosigna testing services. These clinical laboratories may take longer than anticipated to begin offering Prosigna testing services and may not commit the necessary resources to market and sell Prosigna testing services to the level of our expectations. Furthermore, we intend to contract with additional clinical laboratories to offer Prosigna testing services and we may be unsuccessful in attracting and contracting with new clinical laboratory providers. If current or future Prosigna testing service providers do not perform adequately, or we are unable to enter into contracts with additional clinical laboratories to provide Prosigna testing services, we may not be successful selling Prosigna and our future revenue prospects may be adversely affected.

 

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Our strategy to seek to enter into strategic collaborations and licensing arrangements with third parties to develop diagnostic tests may not be successful.

We have relied, and expect to continue to rely, on strategic collaborations and licensing agreements with third parties for discoveries based on which we develop diagnostic tests. For example, we licensed the rights to intellectual property that forms the basis of Prosigna from Bioclassifier, LLC, which was founded by several of our research customers engaged in translational research. Similarly, in connection with our collaboration with Celgene Corporation, we licensed the rights to intellectual property relating to a gene signature for lymphoma subtyping, which was discovered by a consortium of researchers including several of our research customers, from the National Institutes of Health. We intend to enter into more such arrangements with our research customers and other researchers, including biopharmaceutical companies, for development of future diagnostic products. However, there is no assurance that we will be successful in doing so. In particular, our customers are not obligated to collaborate with us or license technology to us, and they may choose to develop diagnostic products themselves or collaborate with our competitors. Establishing collaborations and licensing arrangements is difficult and time-consuming. Discussions may not lead to collaborations or licenses on favorable terms, if at all. To the extent we agree to work exclusively with a party in a given area, our opportunities to collaborate with others could be limited. Potential collaborators or licensors may elect not to work with us based upon their assessment of our financial, regulatory or intellectual property position. Even if we establish new relationships, they may never result in the successful development or commercialization of future tests.

New diagnostic product development involves a lengthy and complex process, and we may be unable to commercialize on a timely basis, or at all, any of the tests we develop.

Few research and development projects result in successful commercial products, and success in early clinical studies often is not replicated in later studies. For example, even though the results of our clinical studies of Prosigna were favorable, there is no guarantee that any future studies will be successful. At any point, we may abandon development of a product candidate or we may be required to expend considerable resources repeating clinical studies, which would adversely impact potential revenue and our expenses. In addition, any delay in product development would provide others with additional time to commercialize competing products before we do, which in turn may adversely affect our growth prospects and operating results.

In March 2014, we entered into our first companion diagnostic collaboration with Celgene Corporation to develop an in vitro diagnostic assay to be used for subtyping certain lymphoma patients and we intend to enter into additional similar collaborations over time. The success of the development programs for such assays will be dependent on the success of the related drug trials conducted by our collaborators. There is no guarantee that those clinical trials will be successful and, as a result, we may expend considerable time and resources developing in vitro diagnostic assays that cannot gain regulatory approval. Although we expect such collaborations to provide funding to cover our costs of development, failure of these clinical trials would reduce our prospects for introducing new diagnostic products and would adversely impact our growth prospects and future operating results.

Our research and development efforts will be hindered if we are not able to contract with third parties for access to archival tissue samples.

Under standard clinical practice, tumor biopsies removed from patients are preserved and stored in formalin-fixed paraffin embedded, or FFPE, format. We rely on our ability to secure access to these archived FFPE tumor biopsy samples, as well as information pertaining to the clinical outcomes of the patients from which they were derived for our clinical development activities. Others compete with us for access to these samples. Additionally, the process of negotiating access to archived samples is lengthy because it typically involves numerous parties and approval levels to resolve complex issues such as usage rights, institutional review board approval, privacy rights, publication rights, intellectual property ownership and research parameters. If we are not able to negotiate access to archived tumor tissue samples with hospitals, clinical partners, pharmaceutical companies, or companies developing therapeutics on a timely basis, or at all, or if other laboratories or our

 

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competitors secure access to these samples before us, our ability to research, develop and commercialize future products will be limited or delayed.

The life sciences research and diagnostic markets are highly competitive. If we fail to compete effectively, our business and operating results will suffer.

We face significant competition in the life sciences research and diagnostics markets. We currently compete with both established and early stage life sciences research companies that design, manufacture and market instruments and consumables for gene expression analysis, single-cell analysis, polymerase chain reaction, or PCR, digital PCR, other nucleic acid detection and additional applications. These companies use well established laboratory techniques such as microarrays or quantitative PCR, or qPCR, as well as newer technologies such as next generation sequencing. We believe our principal competitors in the life sciences research market are Affymetrix, Agilent Technologies, Bio-Rad, Exiqon, Fluidigm, HTG Molecular Diagnostics, Illumina, Life Technologies (acquired by Thermo Fisher Scientific), Luminex, Perkin Elmer, Qiagen and Roche Applied Science. In addition, there are a number of new market entrants in the process of developing novel technologies for the life sciences market, including companies such as RainDance Technologies and WaferGen Biosystems.

We also compete with commercial diagnostics companies. We believe our principal competitor in the breast cancer diagnostics market is Genomic Health, which provides gene expression analysis at its central laboratory in Redwood City, California and currently commands a substantial majority of the market. We also face competition from companies such as Agendia, Clarient (a GE Healthcare company), Genoptix (a division of Novartis) and bioMeriéux, which also offer services by means of centralized laboratories that profile gene or protein expression in breast cancer. In Europe, we also face regional competition from Myriad Genetics, which is marketing a product from Sividon Diagnostics called EndoPredict, a distributed test for breast cancer recurrence, as well as from other independent laboratories.

Most of our current competitors are either publicly traded, or are divisions of publicly-traded companies, and enjoy a number of competitive advantages over us, including:

 

    greater name and brand recognition, financial and human resources;

 

    broader product lines;

 

    larger sales forces and more established distributor networks;

 

    substantial intellectual property portfolios;

 

    larger and more established customer bases and relationships; and

 

    better established, larger scale, and lower cost manufacturing capabilities.

We believe that the principal competitive factors in all of our target markets include:

 

    cost of capital equipment;

 

    cost of consumables and supplies;

 

    reputation among customers;

 

    innovation in product offerings;

 

    flexibility and ease-of-use;

 

    accuracy and reproducibility of results; and

 

    compatibility with existing laboratory processes, tools and methods.

 

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We believe that additional competitive factors specific to the diagnostics market include:

 

    availability of reimbursement for testing services;

 

    breadth of clinical decisions that can be influenced by information generated by tests;

 

    volume, quality, and strength of clinical and analytical validation data;

 

    inclusion in treatment guidelines; and

 

    economic benefit accrued to customers based on testing services enabled by products.

We cannot assure investors that our products will compete favorably or that we will be successful in the face of increasing competition from new products and technologies introduced by our existing competitors or new companies entering our markets. In addition, we cannot assure investors that our competitors do not have or will not develop products or technologies that currently or in the future will enable them to produce competitive products with greater capabilities or at lower costs than ours. Any failure to compete effectively could materially and adversely affect our business, financial condition and operating results.

We have limited experience in marketing and selling our products to clinical laboratories, and if we are unable to successfully commercialize our products, our business may be adversely affected.

We have limited experience marketing and selling our products to clinical laboratories. Our nCounter Dx Analysis System was introduced for sale in the clinical laboratory market in Europe and Israel in February 2013, and in the United States in November 2013. We sell our products through our own sales force in North America and through a combination of our own sales force and distributors in Europe, Middle East, Asia Pacific, and South America. Many members of our original sales force were hired and our distributors were selected based on experience selling to research customers and not necessarily to clinical laboratories. If we are unable to market and sell our products effectively to clinical laboratories, our ability to sell diagnostic products, including Prosigna, will be adversely affected.

Our future sales of Prosigna will depend in large part on our ability to successfully maintain an effective oncology sales and marketing organization. Because we have limited experience in marketing and selling our products in the diagnostics market, our ability to forecast demand, the infrastructure required to support such demand and the sales cycle to diagnostics customers is unproven. In February 2015, we combined our two separate sales teams into a single organization selling our entire suite of products, targeted primarily toward major academic medical centers and biopharmaceutical companies. If we are not able to maintain an efficient and effective sales organization targeting these markets, our business and operating results will be adversely affected.

We may not be able to develop new products, enhance the capabilities of our systems to keep pace with rapidly changing technology and customer requirements or successfully manage the transition to new product offerings, any of which could have a material adverse effect on our business and operating results.

Our success depends on our ability to develop new products and applications for our technology in existing and new markets, while improving the performance and cost-effectiveness of our systems. New technologies, techniques or products could emerge that might offer better combinations of price and performance than our current or future products and systems. Existing markets for our products, including gene expression analysis, gene fusions and copy number variation, as well as potential markets for our research and diagnostic product candidates, are characterized by rapid technological change and innovation. Competitors may be able to respond more quickly and effectively than we can to new or changing opportunities, technologies, standards or customer requirements. We anticipate that we will face increased competition in the future as existing companies and competitors develop new or improved products and as new companies enter the market with new technologies. It is critical to our success that we anticipate changes in technology and customer requirements and to successfully introduce new, enhanced and competitive technologies to meet our customers’ and prospective customers’ needs

 

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on a timely and cost-effective basis. If we do not successfully innovate and introduce new technology into our product lines, our business and operating results will be adversely impacted.

The development of new products typically requires new scientific discoveries or advancements and complex technology and engineering. Such developments may involve external suppliers and service providers, making the management of development projects complex and subject to risks and uncertainties regarding timing, timely delivery of required components or services and satisfactory technical performance of such components or assembled products. For example, we are developing a new version of our nCounter Analysis System that is expected to be smaller and less expensive than the current version. If we do not achieve the required technical specifications, successfully manage new product development processes, or development work is not performed according to schedule, then such new technologies or products may be adversely impacted and our business and operating results may be harmed.

Additionally, we must carefully manage the introduction of new products. For example, we have begun testing manufacturing prototypes of the new version of our nCounter Analysis System and are targeting commercial launch of the new system mid-year 2015. If customers believe that such products, including the new version of our nCounter system, will offer enhanced features or be sold for a more attractive price, they may delay purchases until such products are available. We may also have excess or obsolete inventory of older products as we transition to new products and our experience in managing product transitions is very limited. If we do not effectively manage the transitions to new product offerings, our revenues, results of operations and business will be adversely affected.

New market opportunities may not develop as quickly as we expect, limiting our ability to successfully market and sell our products.

The market for our products is new and evolving. Accordingly, we expect the application of our technologies to emerging opportunities will take several years to develop and mature and we cannot be certain that these market opportunities will develop as we expect. For example, in July 2013, we launched nCounter Elements, a new digital molecular barcoding chemistry that allows users to design their own customized assays using standard sets of barcodes provided by us. The future growth of the market for this product depends on many factors beyond our control, including recognition and acceptance of our applications by the scientific community and the growth, prevalence and costs of competing methods of genomic analysis. In 2015, we plan to commercially launch two major products, a new version of our nCounter Analysis system and a new application that enables customers to measure protein expression using our technology. If the markets for our new products do not develop as we expect, our business may be adversely affected. If we are not able to successfully market and sell our products or to achieve the revenue or margins we expect, our operating results may be harmed and we may not recover our product development and marketing expenditures.

If we are unable to obtain additional regulatory clearances or approvals to market Prosigna in additional countries or if regulatory limitations are placed on our diagnostic products our business and growth will be harmed. In addition, if we do not obtain additional regulatory clearances or approvals to market products other than Prosigna for diagnostic purposes, we will be limited to marketing such products for research use only.

We have received regulatory clearance in the United States under a 510(k) for a version of our first diagnostic product, Prosigna, providing an assessment of a patient’s risk of recurrence for breast cancer, and we have obtained a CE mark for Prosigna which permits us to market that assay for diagnostic purposes in Europe. We do not have regulatory clearance or approval to market any other product for diagnostic purposes or to market Prosigna for diagnostic purposes in any other markets, other than Israel, Canada, Turkey, South Africa, New Zealand, Hong Kong and Australia or to promote Prosigna in the United States for additional indications. Other than with respect to Prosigna in such jurisdictions, and our nCounter Elements reagents, we are limited to marketing our products for research use only, which means that we cannot make any diagnostic or clinical

 

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claims. We intend to seek regulatory authorizations to market Prosigna in other jurisdictions, as well as for other indications. We cannot assure investors that we will be successful in obtaining these regulatory clearances or approvals. If we do not obtain additional regulatory clearances or approvals to market future products or future indications for diagnostic purposes, if additional regulatory limitations are placed on our products or if we fail to successfully commercialize such products, the market potential for our diagnostic products would be constrained, and our business and growth prospects would be adversely affected.

We are dependent on single source suppliers for some of the components and materials used in our products, and the loss of any of these suppliers could harm our business.

We rely on Precision System Science, Co., Ltd of Chiba, Japan, to build our nCounter Prep Station and Korvis LLC of Corvallis, Oregon, to build our nCounter Digital Analyzer. Each of these contract manufacturers are sole suppliers. Our new version of the nCounter system will also be manufactured by a sole supplier. Since our contracts with these instrument suppliers do not commit them to carry inventory or make available any particular quantities, they may give other customers’ needs higher priority than ours, and we may not be able to obtain adequate supplies in a timely manner or on commercially reasonable terms. We also rely on sole suppliers for various components we use to manufacture our consumable products. We periodically forecast our needs for such components and enter into standard purchase orders with them. If we were to lose such suppliers, there can be no assurance that we will be able to identify or enter into agreements with alternative suppliers on a timely basis on acceptable terms, if at all. If we should encounter delays or difficulties in securing the quality and quantity of materials we require for our products our supply chain would be interrupted which would adversely affect sales. If any of these events occur, our business and operating results could be harmed.

We may experience manufacturing problems or delays that could limit our growth or adversely affect our operating results

Our consumable products are manufactured at our Seattle, Washington facility using complex processes, sophisticated equipment and strict adherence to specifications and quality systems procedures. Any unforeseen manufacturing problems, such as contamination of our facility, equipment malfunction, or failure to strictly follow procedures or meet specifications, could result in delays or shortfalls in production of our consumable products. Identifying and resolving the cause of any such manufacturing issues could require substantial time and resources. If we are unable to keep up with demand for our products by successfully manufacturing and shipping our products in a timely manner, our revenue could be impaired, market acceptance for our products could be adversely affected and our customers might instead purchase our competitors’ products.

In addition, the introduction of new products may require the development of new manufacturing processes and procedures. While all of our codesets are produced using the same basic processes, significant variations may be required to meet product specifications. Developing new processes can be very time consuming, and any unexpected difficulty in doing so could delay the introduction of a product.

If our Seattle facility becomes unavailable or inoperable, we will be unable to continue our research and development, manufacturing our consumables or processing sales orders, and our business will be harmed.

We manufacture our consumable products in our facility in Seattle, Washington. In addition, our Seattle facility is the center for research and development, order processing, receipt of our prep station and digital analyzer manufactured by third-party contract manufacturers and shipping products to customers. Our facility and the equipment we use to manufacture our consumable products would be costly, and would require substantial lead time, to repair or replace. Seattle is situated near active earthquake fault lines. The facility may be harmed or rendered inoperable by natural or man-made disasters, including earthquakes and power outages, which may render it difficult or impossible for us to produce our products for some period of time. The inability to manufacture consumables or to ship products to customers for even a short period of time may result in the loss of customers or harm our reputation, and we may be unable to regain those customers in the future. Although

 

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we possess insurance for damage to our property and the disruption of our business, this insurance, and in particular earthquake insurance, which is limited, may not be sufficient to cover all of our potential losses and may not continue to be available to us on acceptable terms, if at all.

We expect to generate a substantial portion of our revenue internationally and are subject to various risks relating to our international activities which could adversely affect our operating results.

For the years ended December 31, 2014 and 2013, approximately 32% and 30% of our revenue was generated from sales to customers located outside of North America. We believe that a significant percentage of our future revenue will come from international sources as we expand our overseas operations and develop opportunities in additional areas. Engaging in international business involves a number of difficulties and risks, including:

 

    required compliance with existing and changing foreign regulatory requirements and laws;

 

    required compliance with anti-bribery laws, such as the U.S. Foreign Corrupt Practices Act and U.K. Bribery Act, data privacy requirements, labor laws and anti-competition regulations;

 

    export or import restrictions;

 

    various reimbursement and insurance regimes;

 

    laws and business practices favoring local companies;

 

    longer payment cycles and difficulties in enforcing agreements and collecting receivables through certain foreign legal systems;

 

    political and economic instability;

 

    potentially adverse tax consequences, tariffs, customs charges, bureaucratic requirements and other trade barriers;

 

    difficulties and costs of staffing and managing foreign operations; and

 

    difficulties protecting or procuring intellectual property rights.

As we expand internationally our results of operations and cash flows will become increasingly subject to fluctuations due to changes in foreign currency exchange rates. Historically, most of our revenue has been denominated in U.S. dollars, although we have sold our products and services in local currency outside of the United States, principally the Euro. Our expenses are generally denominated in the currencies in which our operations are located, which is primarily in the United States. As our operations in countries outside of the United States grow, our results of operations and cash flows will be subject to fluctuations due to changes in foreign currency exchange rates, which could harm our business in the future. For example, if the value of the U.S. dollar increases relative to foreign currencies, as it did in 2014, in the absence of a corresponding change in local currency prices, our revenue could be adversely affected as we convert revenue from local currencies to U.S. dollars. If we dedicate significant resources to our international operations and are unable to manage these risks effectively, our business, operating results and prospects will suffer.

Our ability to use net operating losses to offset future taxable income may be subject to certain limitations.

As of December 31, 2014, we had federal net operating loss carryforwards, or NOLs, to offset future taxable income of approximately $136.6 million, which expire in various years beginning in 2023, if not utilized. A lack of future taxable income would adversely affect our ability to utilize these NOLs. In addition, under Section 382 of the Internal Revenue Code, a corporation that undergoes an “ownership change” is subject to limitations on its ability to utilize its NOLs to offset future taxable income. We may have already experienced one or more ownership changes. Depending on the timing of any future utilization of our carryforwards, we may be limited as to the amount that can be utilized each year as a result of such previous ownership changes. However, we do not

 

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believe such limitations will cause our NOL and credit carryforwards to expire unutilized. In addition, future changes in our stock ownership as well as other changes that may be outside of our control, could result in additional ownership changes under Section 382 of the Internal Revenue Code. Our NOLs may also be impaired under similar provisions of state law. We have recorded a full valuation allowance related to our NOLs and other deferred tax assets due to the uncertainty of the ultimate realization of the future benefits of those assets.

Provisions of our debt instruments may restrict our ability to pursue our business strategies.

Our term loan agreement requires us, and any debt instruments we may enter into in the future may require us, to comply with various covenants that limit our ability to, among other things:

 

    dispose of assets;

 

    complete mergers or acquisitions;

 

    incur indebtedness;

 

    encumber assets;

 

    pay dividends or make other distributions to holders of our capital stock;

 

    make specified investments;

 

    engage in any new line of business; and

 

    engage in certain transactions with our affiliates.

These restrictions could inhibit our ability to pursue our business strategies. In addition, we are subject to financial covenants based on total revenue and minimum cash balances. If we default under our term loan agreement, and such event of default is not cured or waived, the lenders could terminate commitments to lend and cause all amounts outstanding with respect to the debt to be due and payable immediately, which in turn could result in cross defaults under other debt instruments. Our assets and cash flow may not be sufficient to fully repay borrowings under all of our outstanding debt instruments if some or all of these instruments are accelerated upon a default. We may incur additional indebtedness in the future. The debt instruments governing such indebtedness could contain provisions that are as, or more, restrictive than our existing debt instruments. If we are unable to repay, refinance or restructure our indebtedness when payment is due, the lenders could proceed against the collateral granted to them to secure such indebtedness or force us into bankruptcy or liquidation.

Our future capital needs are uncertain and we may need to raise additional funds in the future.

We believe that our existing cash and cash equivalents, together with funds available under our term loan agreement, will be sufficient to meet our anticipated cash requirements for at least the next 12 months. However, we may need to raise substantial additional capital to:

 

    expand the commercialization of our products;

 

    fund our operations; and

 

    further our research and development.

Our future funding requirements will depend on many factors, including:

 

    market acceptance of our products;

 

    the cost and timing of establishing additional sales, marketing and distribution capabilities;

 

    the cost of our research and development activities;

 

    the cost and timing of regulatory clearances or approvals;

 

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    the effect of competing technological and market developments; and

 

    the extent to which we acquire or invest in businesses, products and technologies, including new licensing arrangements for new products.

We cannot assure you that we will be able to obtain additional funds on acceptable terms, or at all. If we raise additional funds by issuing equity or equity-linked securities, our stockholders may experience dilution. Additional debt financing, if available, may involve additional covenants restricting our operations or our ability to incur additional debt. Any debt or additional equity financing that we raise may contain terms that are not favorable to us or our stockholders. If we raise additional funds through collaboration and licensing arrangements with third parties, it may be necessary to relinquish some rights to our technologies or our products, or grant licenses on terms that are not favorable to us. If we do not have, or are not able to obtain, sufficient funds, we may have to delay development or commercialization of our products or license to third parties the rights to commercialize products or technologies that we would otherwise seek to commercialize. We also may have to reduce marketing, customer support or other resources devoted to our products or cease operations. Any of these factors could harm our operating results.

Acquisitions or joint ventures could disrupt our business, cause dilution to our stockholders and otherwise harm our business.

We may acquire other businesses, products or technologies as well as pursue strategic alliances, joint ventures, technology licenses or investments in complementary businesses. We have not made any acquisitions to date, and our ability to do so successfully is unproven. Any of these transactions could be material to our financial condition and operating results and expose us to many risks, including:

 

    disruption in our relationships with customers, distributors or suppliers as a result of such a transaction;

 

    unanticipated liabilities related to acquired companies;

 

    difficulties integrating acquired personnel, technologies and operations into our existing business;

 

    diversion of management time and focus from operating our business to acquisition integration challenges;

 

    increases in our expenses and reductions in our cash available for operations and other uses; and

 

    possible write-offs or impairment charges relating to acquired businesses.

Foreign acquisitions involve unique risks in addition to those mentioned above, including those related to integration of operations across different cultures and languages, currency risks and the particular economic, political and regulatory risks associated with specific countries.

Also, the anticipated benefit of any acquisition may not materialize. Future acquisitions or dispositions could result in potentially dilutive issuances of our equity securities, the incurrence of debt, contingent liabilities or amortization expenses or write-offs of goodwill, any of which could harm our financial condition. We cannot predict the number, timing or size of future joint ventures or acquisitions, or the effect that any such transactions might have on our operating results.

If we are unable to recruit, train and retain key personnel, we may not achieve our goals.

Our future success depends on our ability to recruit, train, retain and motivate key personnel, including our senior management, research and development, manufacturing and sales and marketing personnel. Competition for qualified personnel is intense, particularly in the Seattle, Washington area. Our growth depends, in particular, on attracting, retaining and motivating highly-trained sales personnel with the necessary scientific background and ability to understand our systems at a technical level to effectively identify and sell to potential new customers. Additionally, the commercial launch of Prosigna required us to establish an oncology-focused

 

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commercial organization to fully optimize the breast cancer diagnostic market opportunity. In February 2015, we combined our two separate sales teams into a single organization selling our entire suite of products, targeted primarily toward major academic medical centers and biopharmaceutical companies. We do not maintain fixed term employment contracts or key man life insurance with any of our employees. Because of the complex and technical nature of our products and the dynamic market in which we compete, any failure to attract, train, retain and motivate qualified personnel could materially harm our operating results and growth prospects.

Undetected errors or defects in our products could harm our reputation, decrease market acceptance of our products or expose us to product liability claims.

Our products may contain undetected errors or defects when first introduced or as new versions are released. Disruptions or other performance problems with our products may damage our customers’ businesses and could harm our reputation. If that occurs, we may incur significant costs, the attention of our key personnel could be diverted, or other significant customer relations problems may arise. We may also be subject to warranty and liability claims for damages related to errors or defects in our products. A material liability claim or other occurrence that harms our reputation or decreases market acceptance of our products could adversely impact our business and operating results.

The sale and use of products or services based on our technologies, or activities related to our research and clinical studies, could lead to the filing of product liability claims if someone were to allege that one of our products contained a design or manufacturing defect which resulted in the failure to adequately perform the analysis for which it was designed. A product liability claim could result in substantial damages and be costly and time consuming to defend, either of which could materially harm our business or financial condition. We cannot assure investors that our product liability insurance would adequately protect our assets from the financial impact of defending a product liability claim. Any product liability claim brought against us, with or without merit, could increase our product liability insurance rates or prevent us from securing insurance coverage in the future.

We face risks related to handling of hazardous materials and other regulations governing environmental safety.

Our operations are subject to complex and stringent environmental, health, safety and other governmental laws and regulations that both public officials and private individuals may seek to enforce. Our activities that are subject to these regulations include, among other things, our use of hazardous materials and the generation, transportation and storage of waste. We could discover that we or an acquired business is not in material compliance with these regulations. Existing laws and regulations may also be revised or reinterpreted, or new laws and regulations may become applicable to us, whether retroactively or prospectively, that may have a negative effect on our business and results of operations. It is also impossible to eliminate completely the risk of accidental environmental contamination or injury to individuals. In such an event, we could be liable for any damages that result, which could adversely affect our business.

Risks Related to Government Regulation and Diagnostic Product Reimbursement

Our “research use only” products for the research market could become subject to regulation as medical devices by the FDA or other regulatory agencies in the future which could increase our costs and delay our commercialization efforts, thereby materially and adversely affecting our business and results of operations.

In the United States, most of our products are currently labeled and sold for research use only, or RUO, and not for the diagnosis or treatment of disease, and are sold to pharmaceutical and biotechnology companies, academic and government institutions and research laboratories. Because such products are not intended for use in clinical practice in diagnostics, and the products cannot include clinical or diagnostic claims, they are not

 

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subject to regulation by the FDA as medical devices. In particular, while the FDA regulations require that RUO products be labeled, “For Research Use Only. Not for use in diagnostic procedures,” the regulations do not subject such products to the FDA’s pre- and post- market controls for medical devices. In November 2013, the FDA issued a final guidance on RUO products, which, among other things, reaffirmed that a company may not make clinical or diagnostic claims about an RUO product. Although not suggested in the final RUO guidance, if in the future the FDA modifies its approach to regulating our products labeled for research use only, it could reduce our revenue or increase our costs and adversely affect our business, prospects, results of operations or financial condition. In the event that the FDA requires marketing authorization of our RUO products in the future, there can be no assurance that the FDA will ultimately grant any clearance or approval requested by us in a timely manner, or at all.

In addition, we sell dual-use instruments with software that have both FDA-cleared functions and research functions, for which FDA approval or clearance is not required. Dual-use instruments are subject to FDA regulation since they are intended, at least in part, for use by customers performing clinical diagnostic testing. In November 2014, FDA issued a guidance that described FDA’s approach to regulating molecular diagnostic instruments that combine both approved/cleared device functions and device functions for which approval/clearance is not required. There is a risk that the FDA could take enforcement action against a manufacturer for distributing dual-use instruments if the company does not follow the restrictions discussed in the guidance. For example, there could be enforcement action if FDA determines that approval or clearance was required for those functions for which FDA approval or clearance has not been obtained, and the instruments are being sold off-label. There is also a risk that the FDA could broaden its current regulatory enforcement of dual-use instruments through additional FDA oversight.

If Medicare and other third-party payors in the United States and foreign countries do not approve reimbursement for diagnostic tests enabled by our technology, the commercial success of our diagnostic products would be compromised.

Successful commercialization of our diagnostic products depends, in large part, on the availability of adequate reimbursement for testing services that our diagnostic products enable from government insurance plans, managed care organizations and private insurance plans. There is significant uncertainty surrounding third-party reimbursement for the use of tests that incorporate new technology, such as Prosigna. For example, in June 2014, the Blue Cross and Blue Shield, or BCBS, Association Technology Evaluation Center affirmed their position that Prosigna should be considered investigational. Subsequently, several BCBS entities updated their coverage policies based on this evaluation. In February 2015, Cigna decided that it would not reimburse for Prosigna. Also, in August 2014, UnitedHealthcare, the largest private health insurer in the United States, agreed with Laboratory Corporation of America, one of our commercial laboratory customers, to begin paying for Prosigna testing. In addition, we recently received confirmations of coverage for Prosigna from California’s Medicaid group, MediCal, and from Providence Health Plan.

We continue to be in dialogue with representatives of the Molecular Diagnostic Services Program, or MolDX, regarding our application for Medicare reimbursement of Prosigna. In June 2014, MolDX requested that we modify our application to address new guidelines addressing MolDX’s clinical test evaluation process and to respond to questions raised by MolDX in its initial review of our application. We recently provided additional information to MolDX to address this request. Based on our most recent interactions with MolDX, we believe that MolDX’s coverage determination and what, if any, additional clinical data or other information we will be asked to provide in connection with our application will be strongly influenced by the update to the National Comprehensive Cancer Network’s, or NCCN, treatment guidelines. In mid-February, the NCCN issued a partial revision to the guidelines in which it updated the treatment algorithm section of the guidelines. Prosigna was not included in this partial update. We expect the full guidelines update, including the discussion section of the guidelines, to be published in March of this year. We do not expect MolDX to make a coverage determination until after the NCCN guideline update.

 

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If we are unable to obtain positive policy decisions from third-party payors approving reimbursement for our tests at adequate levels, the commercial success of our products would be compromised and our revenue would be significantly limited. Even if we do obtain reimbursement for our tests, Medicare, Medicaid and private and other payors may withdraw their coverage policies, cancel their contracts with us at any time, review and adjust the rate of reimbursement, require co-payments from patients or stop paying for our tests, which would reduce revenue for testing services based on our technology, and indirectly, demand for diagnostic products. In addition, insurers, including managed care organizations as well as government payors such as Medicare and Medicaid, have increased their efforts to control the cost, utilization and delivery of healthcare services, which may include decreased coverage or reduced reimbursement. From time to time, Congress has considered and implemented changes to the Medicare fee schedules in conjunction with budgetary legislation, and pricing and payment terms, including the possible requirement of a patient co-payment for Medicare beneficiaries for tests covered by Medicare, and are subject to change at any time. Reductions in the reimbursement rate of third-party payors have occurred and may occur in the future. Reductions in the prices at which testing services based on our technology are reimbursed could have a negative impact on our revenue.

In many countries outside of the United States, various coverage, pricing and reimbursement approvals are required. We expect that it will take several years to establish broad coverage and reimbursement for testing services based on our products with payors in countries outside of the United States, and our efforts may not be successful.

We continue to pursue positive reimbursement coverage decisions from government insurance plans, managed care organizations and private insurance plans. From time to time, if positive reimbursement coverage decisions are obtained, we intend to publicly announce such decisions. In circumstances where coverage is denied or no decision has been rendered, we intend to evaluate the benefit of continued pursuit of a positive reimbursement determination on a case by case basis and in most cases expect to continue to pursue a positive coverage decision with those payors; as a result, we do not intend to publicly announce any denials of coverage or the absence of a coverage determination on a regular basis.

Our nCounter Elements reagents may be used by clinical laboratories to create Laboratory Developed Tests, which could in the future be the subject of additional FDA regulation as medical devices, which could materially and adversely affect our business and results of operations.

In February 2014, we launched nCounter Elements reagents, a new digital molecular barcoding chemistry that allows users to design their own customized assays using standard sets of barcodes provided by us with the laboratories’ choice of oligonucleotide probes. nCounter Elements reagents may be used in conjunction with appropriate analyte specific reagents and other general purpose reagents to create diagnostic test procedures or test systems.

A clinical laboratory can use nCounter Elements reagents to create what is called a Laboratory Developed Test, or LDT. LDTs, according to the FDA, are diagnostic tests that are developed, validated, manufactured and performed by a single laboratory and include genetic tests. Historically LDTs have not been subject to FDA regulation. In October 2014, the FDA issued its draft guidance for LDTs proposing the use of a risk-based approach to regulating LDTs. Any restrictions on LDTs by the FDA could restrict the demand for our products, including nCounter Elements reagents. Additionally, compliance with additional regulatory burdens could be time consuming and costly for our customers. If the FDA issues final guidance for LDTs or limits the acceptability of the raw materials and components used to make LDTs, such regulation could adversely affect our prospects, results of operations and financial condition.

 

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Approval and/or clearance by the FDA and foreign regulatory authorities for our diagnostic tests will take significant time and require significant research, development and clinical study expenditures and ultimately may not succeed.

Before we begin to label and market our products for use as clinical diagnostics in the United States, thereby subjecting them to FDA regulation as medical devices, unless an exemption applies, we are required to obtain either prior 510(k) clearance or prior pre-market approval, or PMA, from the FDA. In September 2013, we received FDA 510(k) clearance for Prosigna as a prognostic indicator for distant recurrence-free survival at 10 years in post-menopausal women with Stage I/II lymph node-negative or Stage II lymph node-positive (1–3 positive nodes) hormone receptor-positive breast cancer who have undergone surgery in conjunction with locoregional treatment and consistent with standard of care. We intend to pursue additional intended uses for Prosigna, which may require a PMA approval which is a more burdensome regulatory processes than the 510(k) clearance process. In addition, we are currently collaborating with Celgene on a companion diagnostic. In August 2014, the FDA issued a companion diagnostics final guidance stating that if the device is essential to the safety or efficacy of the drug, the FDA generally will require approval or clearance for the device at the time when the FDA approves the drug. Even if granted, a 510(k) clearance or PMA approval for any future product would likely place substantial restrictions on how our device is marketed or sold, and the FDA will continue to place considerable restrictions on our products, including, but not limited to, quality system regulations, registering manufacturing facilities, listing the products with the FDA, and complying with labeling, marketing, complaint handling, adverse event and medical device reporting requirements and corrections and removals. Obtaining FDA clearance or approval for diagnostics can be expensive and uncertain, and generally takes from several months to several years, and generally requires detailed and comprehensive scientific and clinical data. Notwithstanding the expense, these efforts may never result in FDA approval or clearance. Even if we were to obtain regulatory approval or clearance, it may not be for the uses we believe are important or commercially attractive, in which case we would not be permitted to market our product for those uses.

Sales of our diagnostic products outside the United States are subject to foreign regulatory requirements governing clinical studies, vigilance reporting, marketing approval, manufacturing, product licensing, pricing and reimbursement. These regulatory requirements vary greatly from country to country. As a result, the time required to obtain approvals outside the United States may differ from that required to obtain FDA approval or clearance, and we may not be able to obtain foreign regulatory approvals on a timely basis or at all. Approval or clearance by the FDA does not ensure approval by regulatory authorities in other countries, and approval by one foreign regulatory authority does not ensure approval or clearance by regulatory authorities in other countries or by the FDA, and foreign regulatory authorities could require additional testing. In addition, FDA regulates exports of medical devices. Failure to comply with these regulatory requirements or to obtain required approvals or clearances could impair our ability to commercialize our diagnostic products outside of the United States.

We expect to rely on third parties in conducting any future studies of our diagnostic products that may be required by the FDA or other regulatory authorities, and those third parties may not perform satisfactorily.

We do not have the ability to independently conduct the clinical studies or other studies that may be required to obtain FDA and other regulatory clearance or approval for our diagnostic products, including Prosigna. Accordingly, we expect to rely on third parties, such as medical institutions, clinical investigators, consultants, and collaborators to conduct such studies. Our reliance on these third parties for clinical development activities will reduce our control over these activities. These third-party contractors may not complete activities on schedule or conduct studies in accordance with regulatory requirements or our study design. Our reliance on third parties that we do not control will not relieve us of any applicable requirement to prepare, and ensure compliance with, various procedures required under good clinical practices. If these third parties do not successfully carry out their contractual duties or regulatory obligations or meet expected deadlines, if the third parties need to be replaced or if the quality or accuracy of the data they obtain is compromised due to their failure to adhere to our clinical protocols or regulatory requirements or for other reasons, our studies may be extended, delayed, suspended or terminated, and we may not be able to obtain regulatory approval for our diagnostic products.

 

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We are subject to ongoing and extensive regulatory requirements, and our failure to comply with these requirements could substantially harm our business.

Certain of our products are regulated as medical devices, including Prosigna, the nCounter Dx Analysis System and nCounter Elements reagents. Accordingly, we are subject to ongoing International Organization for Standardization, or ISO, and FDA obligations and continued regulatory oversight and review, including routine inspections by EU Notified Bodies and by the FDA of our manufacturing facilities and compliance with requirements such as ISO 13485 and quality system regulations, which establish extensive requirements for quality assurance and control as well as manufacturing procedures; requirements pertaining to the registration of our manufacturing facilities and the listing of our devices with the FDA; continued complaint, adverse event and malfunction reporting; corrections and removals reporting; and labeling and promotional requirements. Other agencies may also issue guidelines and regulations that could impact the development of our products, including companion diagnostic tests. For example, the European Medicines Agency, a European Union agency which is responsible for the scientific evaluation of medicines used in the EU, recently launched an initiative to determine guidelines for the use of genomic biomarkers in the development and life-cycle of drugs. We may also be subject to additional FDA post-marketing obligations or requirements by the FDA to change our current product classifications which would impose additional regulatory obligations on us. The promotional claims we can make for Prosigna are limited to the cleared indication. For instance, in the United States the following special conditions for use are listed in the intended use: Prosigna is not intended for diagnosis, to predict or detect response to therapy or to help select the optimal therapy for patients. If we are not able to maintain regulatory compliance, we may not be permitted to market our medical device products and/or may be subject to enforcement by EU Competent Authorities and the FDA such as the issuance of warning or untitled letters, fines, injunctions, and civil penalties; recall or seizure of products; operating restrictions; and criminal prosecution. In addition, we may be subject to similar regulatory regimes of foreign jurisdictions as we continue to commercialize our products in new markets. Adverse Notified Body, EU Competent Authority or FDA action in any of these areas could significantly increase our expenses and limit our revenue and profitability.

We may be subject, directly or indirectly, to federal and state healthcare fraud and abuse laws and other federal and state laws applicable to our marketing practices. If we are unable to comply, or have not complied, with such laws, we could face substantial penalties.

Our operations are directly, or indirectly through our customers, subject to various federal and state fraud and abuse laws, including, without limitation, the federal and state anti-kickback statutes and state and federal marketing compliance laws and gift bans. These laws may impact, among other things, our proposed sales and marketing and education programs and require us to implement additional internal systems for tracking certain marketing expenditures and reporting them to government authorities. In addition, we may be subject to patient privacy regulation by both the federal government and the states in which we conduct our business. The laws that may affect our ability to operate include:

 

    the federal Anti-kickback Law and state anti-kickback prohibitions;

 

    the federal physician self-referral prohibition, commonly known as the Stark Law, and the state equivalents;

 

    the federal Health Insurance Portability and Accountability Act of 1996, as amended;

 

    the Medicare civil money penalty and exclusion requirements;

 

    the federal False Claims Act civil and criminal penalties and state equivalents; and

 

    state physician gift bans and state and federal marketing expenditure disclosure laws.

If our operations are found to be in violation of any of the laws described above or any other governmental regulations that apply to us, we may be subject to penalties, including civil and criminal penalties, damages, fines and the curtailment or restructuring of our operations, any of which could adversely affect our ability to operate our business and our results of operations.

 

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Healthcare policy changes, including legislation reforming the United States healthcare system, may have a material adverse effect on our financial condition and results of operations.

The Patient Protection and Affordable Care Act, as amended by the Health Care and Education Affordability Reconciliation Act, collectively, the ACA, enacted in March 2010, made changes that significantly impact the pharmaceutical and medical device industries and clinical laboratories. For example, beginning in 2013, each medical device manufacturer must pay a sales tax in an amount equal to 2.3% of the price for which such manufacturer sells its medical devices. The tax applies to our listed medical device products, which include the nCounter Dx Analysis System, Prosigna in vitro diagnostic kits and nCounter Elements reagents. The ACA also mandates a reduction in payments for clinical laboratory services paid under the Medicare Clinical Laboratory Fee Schedule of 1.75% for the years 2011 through 2015 and a productivity adjustment to the Clinical Laboratory Fee Schedule. These or any future proposed or mandated reductions in payments may apply to some or all of the clinical laboratory tests that our customers use our technology to deliver to Medicare beneficiaries, and may indirectly reduce demand for our products.

Other significant measures contained in the ACA include coordination and promotion of research on comparative clinical effectiveness of different technologies and procedures, initiatives to revise Medicare payment methodologies, such as bundling of payments across the continuum of care by providers and physicians, and initiatives to promote quality indicators in payment methodologies. The ACA also includes significant new fraud and abuse measures, including required disclosures of financial arrangements with physician customers, lower thresholds for violations and increasing potential penalties for such violations. In addition, the ACA establishes an Independent Payment Advisory Board, or IPAB, to reduce the per capita rate of growth in Medicare spending. The IPAB has broad discretion to propose policies to reduce health care expenditures, which may have a negative impact on payment rates for services, including our tests. The IPAB proposals may impact payments for clinical laboratory services that our customers use our technology to deliver beginning in 2016 and for hospital services beginning in 2020, and may indirectly reduce demand for our products.

In addition to the ACA, the effect of which cannot presently be quantified, various healthcare reform proposals have also emerged from federal and state governments. Changes in healthcare policy, such as the creation of broad test utilization limits for diagnostic products in general or requirements that Medicare patients pay for portions of clinical laboratory tests or services received, could substantially impact the sales of our tests, increase costs and divert management’s attention from our business. Such co-payments by Medicare beneficiaries for laboratory services were discussed as possible cost savings for the Medicare program as part of the debt ceiling budget discussions in mid-2011 and may be enacted in the future. In addition, sales of our tests outside of the United States will subject us to foreign regulatory requirements, which may also change over time.

We cannot predict whether future healthcare initiatives will be implemented at the federal or state level or in countries outside of the United States in which we may do business, or the effect any future legislation or regulation will have on us. The expansion in government’s effect on the United States healthcare industry may result in decreased profits to us, lower reimbursements by payors for our products or reduced medical procedure volumes, all of which may adversely affect our business, financial condition and results of operations.

Risks Related to Intellectual Property

If we are unable to protect our intellectual property effectively, our business would be harmed.

We rely on patent protection as well as trademark, copyright, trade secret and other intellectual property rights protection and contractual restrictions to protect our proprietary technologies, all of which provide limited protection and may not adequately protect our rights or permit us to gain or keep any competitive advantage. As of December 31, 2014, we owned or exclusively licensed nine issued U.S. patents and approximately 27 pending U.S. patent applications, including provisional and non-provisional filings. We also owned or licensed approximately 136 pending and granted counterpart applications worldwide, including 56 country-specific

 

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validations of five European patents. If we fail to protect our intellectual property, third parties may be able to compete more effectively against us and we may incur substantial litigation costs in our attempts to recover or restrict use of our intellectual property.

We cannot assure investors that any of our currently pending or future patent applications will result in issued patents, and we cannot predict how long it will take for such patents to be issued. Further, we cannot assure investors that other parties will not challenge any patents issued to us or that courts or regulatory agencies will hold our patents to be valid or enforceable. We cannot guarantee investors that we will be successful in defending challenges made against our patents and patent applications. Any successful third-party challenge to our patents could result in the third party or the unenforceability or invalidity of such patents.

The patent positions of life sciences companies can be highly uncertain and involve complex legal and factual questions for which important legal principles remain unresolved. No consistent policy regarding the breadth of claims allowed in such companies’ patents has emerged to date in the United States. Furthermore, in the biotechnology field, courts frequently render opinions that may affect the patentability of certain inventions or discoveries, including opinions that may affect the patentability of methods for analyzing or comparing DNA.

In particular, the patent positions of companies engaged in development and commercialization of genomic diagnostic tests, like Prosigna, are particularly uncertain. Various courts, including the U.S. Supreme Court, have recently rendered decisions that impact the scope of patentability of certain inventions or discoveries relating to genomic diagnostics. Specifically these decisions stand for the proposition that patent claims that recite laws of nature (for example, the relationships between gene expression levels and the likelihood of risk of recurrence of cancer) are not themselves patentable unless those patent claims have sufficient additional features that provide practical assurance that the processes are genuine inventive applications of those laws rather than patent drafting efforts designed to monopolize the law of nature itself. What constitutes a “sufficient” additional feature is uncertain. Accordingly, this evolving case law in the United States may adversely impact our ability to obtain new patents and may facilitate third-party challenges to our existing owned and licensed patents. One of our main areas of intellectual property, namely patents we license directed to the use of gene expression markers as part of genomic diagnostic tests, may be affected by these decisions.

The laws of some non-U.S. countries do not protect intellectual property rights to the same extent as the laws of the United States, and many companies have encountered significant problems in protecting and defending such rights in foreign jurisdictions. The legal systems of certain countries, particularly certain developing countries, do not favor the enforcement of patents and other intellectual property protection, particularly those relating to biotechnology, which could make it difficult for us to stop the infringement of our patents. Proceedings to enforce our patent rights in foreign jurisdictions could result in substantial cost and divert our efforts and attention from other aspects of our business.

Changes in either the patent laws or in interpretations of patent laws in the United States or other countries may diminish the value of our intellectual property. We cannot predict the breadth of claims that may be allowed or enforced in our patents or in third-party patents. For example:

 

    We might not have been the first to make the inventions covered by each of our pending patent applications.

 

    We might not have been the first to file patent applications for these inventions.

 

    Others may independently develop similar or alternative products and technologies or duplicate any of our products and technologies.

 

    It is possible that our pending patent applications will not result in issued patents, and even if they issue as patents, they may not provide a basis for commercially viable products, may not provide us with any competitive advantages, or may be challenged and invalidated by third parties.

 

    We may not develop additional proprietary products and technologies that are patentable.

 

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    The patents of others may have an adverse effect on our business.

 

    We apply for patents covering our products and technologies and uses thereof, as we deem appropriate. However, we may fail to apply for patents on important products and technologies in a timely fashion or at all.

In addition to pursuing patents on our technology, we take steps to protect our intellectual property and proprietary technology by entering into confidentiality agreements and intellectual property assignment agreements with our employees, consultants, corporate partners and, when needed, our advisors. Such agreements may not be enforceable or may not provide meaningful protection for our trade secrets or other proprietary information in the event of unauthorized use or disclosure or other breaches of the agreements, and we may not be able to prevent such unauthorized disclosure. Monitoring unauthorized disclosure is difficult, and we do not know whether the steps we have taken to prevent such disclosure are, or will be, adequate. If we were to enforce a claim that a third party had illegally obtained and was using our trade secrets, it would be expensive and time consuming, and the outcome would be unpredictable. In addition, courts outside the United States may be less willing to protect trade secrets.

In addition, competitors could purchase our products and attempt to replicate some or all of the competitive advantages we derive from our development efforts, willfully infringe our intellectual property rights, design around our protected technology or develop their own competitive technologies that fall outside of our intellectual property rights. If our intellectual property is not adequately protected so as to protect our market against competitors’ products and methods, our competitive position could be adversely affected, as could our business.

We have not yet registered certain of our trademarks in all of our potential markets. If we apply to register these trademarks, our applications may not be allowed for registration, and our registered trademarks may not be maintained or enforced. In addition, opposition or cancellation proceedings may be filed against our trademark applications and registrations, and our trademarks may not survive such proceedings. If we do not secure registrations for our trademarks, we may encounter more difficulty in enforcing them against third parties than we otherwise would.

To the extent our intellectual property, including licensed intellectual property, offers inadequate protection, or is found to be invalid or unenforceable, we would be exposed to a greater risk of direct competition. If our intellectual property does not provide adequate protection against our competitors’ products, our competitive position could be adversely affected, as could our business. Both the patent application process and the process of managing patent disputes can be time consuming and expensive.

We depend on certain technologies that are licensed to us. We do not control these technologies and any loss of our rights to them could prevent us from selling our products.

We rely on licenses in order to be able to use various proprietary technologies that are material to our business, including our core digital molecular barcoding technology licensed from the Institute for Systems Biology, technology relating to Prosigna licensed from Bioclassifier, LLC and the intellectual property relating to a gene signature for lymphoma subtyping from the National Institutes of Health for use in our collaboration with Celgene Corporation. We do not own the patents that underlie these licenses. Our rights to use these technologies and employ the inventions claimed in the licensed patents are subject to the continuation of and compliance with the terms of those licenses.

In some cases, we do not control the prosecution, maintenance, or filing of the patents to which we hold licenses, or the enforcement of these patents against third parties. Some of our patents and patent applications were either acquired from another company who acquired those patents and patent applications from yet another company, or are licensed from a third party. Thus, these patents and patent applications are not written by us or

 

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our attorneys, and we did not have control over the drafting and prosecution. The former patent owners and our licensors might not have given the same attention to the drafting and prosecution of these patents and applications as we would have if we had been the owners of the patents and applications and had control over the drafting and prosecution. We cannot be certain that drafting or prosecution of the licensed patents and patent applications by the licensors have been or will be conducted in compliance with applicable laws and regulations or will result in valid and enforceable patents and other intellectual property rights.

Enforcement of our licensed patents or defense of any claims asserting the invalidity of these patents is often subject to the control or cooperation of our licensors. Certain of our licenses contain provisions that allow the licensor to terminate the license upon specific conditions. Our rights under the licenses are subject to our continued compliance with the terms of the license, including the payment of royalties due under the license. Because of the complexity of our products and the patents we have licensed, determining the scope of the license and related royalty obligation can be difficult and can lead to disputes between us and the licensor. An unfavorable resolution of such a dispute could lead to an increase in the royalties payable pursuant to the license or termination of the license. If a licensor believed we were not paying the royalties due under the license or were otherwise not in compliance with the terms of the license, the licensor might attempt to revoke the license. If such an attempt were successful, we might be barred from producing and selling some or all of our products.

In addition, certain of the patents we have licensed relate to technology that was developed with U.S. government grants. Federal regulations impose certain domestic manufacturing requirements with respect to some of our products embodying these patents.

We may be involved in lawsuits to protect or enforce our patents and proprietary rights, to determine the scope, coverage and validity of others’ proprietary rights, or to defend against third-party claims of intellectual property infringement, any of which could be time-intensive and costly and may adversely impact our business or stock price.

We have received notices of claims of infringement and misappropriation or misuse of other parties’ proprietary rights in the past and may from time to time receive additional notices. Some of these claims may lead to litigation. We cannot assure investors that we will prevail in such actions, or that other actions alleging misappropriation or misuse by us of third-party trade secrets, infringement by us of third-party patents and trademarks or other rights, or the validity of our patents, trademarks or other rights, will not be asserted or prosecuted against us.

Litigation may be necessary for us to enforce our patent and proprietary rights or to determine the scope, coverage and validity of the proprietary rights of others. Litigation could result in substantial legal fees and could adversely affect the scope of our patent protection. The outcome of any litigation or other proceeding is inherently uncertain and might not be favorable to us, and we might not be able to obtain licenses to technology that we require. Even if such licenses are obtainable, they may not be available at a reasonable cost. We could therefore incur substantial costs related to royalty payments for licenses obtained from third parties, which could negatively affect our gross margins. Further, we could encounter delays in product introductions, or interruptions in product sales, as we develop alternative methods or products. In addition, if we resort to legal proceedings to enforce our intellectual property rights or to determine the validity, scope and coverage of the intellectual property or other proprietary rights of others, the proceedings could be burdensome and expensive, even if we were to prevail. Any litigation that may be necessary in the future could result in substantial costs and diversion of resources and could have a material adverse effect on our business, operating results or financial condition.

As we move into new markets and applications for our products, incumbent participants in such markets may assert their patents and other proprietary rights against us as a means of slowing our entry into such markets or as a means to extract substantial license and royalty payments from us. Our competitors and others may now and in the future have significantly larger and more mature patent portfolios than we currently have. In addition, future litigation may involve patent holding companies or other adverse patent owners who have no relevant product revenue and against whom our own patents may provide little or no deterrence or protection. Therefore,

 

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our commercial success may depend in part on our non-infringement of the patents or proprietary rights of third parties. We are aware of a third party, Genomic Health, Inc., that has issued patents and pending patent applications in the United States, Europe and other jurisdictions that claim methods of using certain genes that are included in Prosigna. We believe that Prosigna does not infringe any valid issued claim. Numerous significant intellectual property issues have been litigated, and will likely continue to be litigated, between existing and new participants in our existing and targeted markets and competitors may assert that our products infringe their intellectual property rights as part of a business strategy to impede our successful entry into those markets. Third parties may assert that we are employing their proprietary technology without authorization. In addition, our competitors and others may have patents or may in the future obtain patents and claim that use of our products infringes these patents. We could incur substantial costs and divert the attention of our management and technical personnel in defending against any of these claims. Parties making claims against us may be able to obtain injunctive or other relief, which could block our ability to develop, commercialize and sell products, and could result in the award of substantial damages against us. In the event of a successful claim of infringement against us, we may be required to pay damages and obtain one or more licenses from third parties, or be prohibited from selling certain products. We may not be able to obtain these licenses at a reasonable cost, if at all. We could therefore incur substantial costs related to royalty payments for licenses obtained from third parties, which could negatively affect our gross margins. In addition, we could encounter delays in product introductions while we attempt to develop alternative methods or products to avoid infringing third-party patents or proprietary rights. Defense of any lawsuit or failure to obtain any of these licenses on favorable terms could prevent us from commercializing products, and the prohibition of sale of any of our products could materially affect our ability to grow and gain market acceptance for our products.

Furthermore, because of the substantial amount of discovery required in connection with intellectual property litigation, there is a risk that some of our confidential information could be compromised by disclosure during this type of litigation. In addition, during the course of this kind of litigation, there could be public announcements of the results of hearings, motions or other interim proceedings or developments. If securities analysts or investors perceive these results to be negative, it could have a substantial adverse effect on the price of our common stock.

In addition, our agreements with some of our suppliers, distributors, customers, collaborators and other entities with whom we do business require us to defend or indemnify these parties to the extent they become involved in infringement claims against us, including the claims described above. We could also voluntarily agree to defend or indemnify third parties in instances where we are not obligated to do so if we determine it would be important to our business relationships. If we are required or agree to defend or indemnify any of these third parties in connection with any infringement claims, we could incur significant costs and expenses that could adversely affect our business, operating results, or financial condition.

We may be subject to damages resulting from claims that we or our employees have wrongfully used or disclosed alleged trade secrets of our employees’ former employers.

Many of our employees were previously employed at universities or other life sciences companies, including our competitors or potential competitors. Although no claims against us are currently pending, we or our employees may be subject to claims that these employees or we have inadvertently or otherwise used or disclosed trade secrets or other proprietary information of their former employers. Litigation may be necessary to defend against these claims. If we fail in defending such claims, in addition to paying monetary damages, we may lose valuable intellectual property rights. A loss of key research personnel work product could hamper or prevent our ability to commercialize certain potential products, which could severely harm our business. Even if we are successful in defending against these claims, litigation could result in substantial costs and be a distraction to management.

 

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Our products contain third-party open source software components, and failure to comply with the terms of the underlying open source software licenses could restrict our ability to sell our products.

Our products contain software tools licensed by third-party authors under “open source” licenses. Use and distribution of open source software may entail greater risks than use of third-party commercial software, as open source licensors generally do not provide warranties or other contractual protections regarding infringement claims or the quality of the code. Some open source licenses contain requirements that we make available source code for modifications or derivative works we create based upon the type of open source software we use. If we combine our proprietary software with open source software in a certain manner, we could, under certain open source licenses, be required to release the source code of our proprietary software to the public. This would allow our competitors to create similar products with less development effort and time and ultimately could result in a loss of product sales.

Although we monitor our use of open source software to avoid subjecting our products to conditions we do not intend, the terms of many open source licenses have not been interpreted by U.S. courts, and there is a risk that these licenses could be construed in a way that could impose unanticipated conditions or restrictions on our ability to commercialize our products. Moreover, we cannot assure investors that our processes for controlling our use of open source software in our products will be effective. If we are held to have breached the terms of an open source software license, we could be required to seek licenses from third parties to continue offering our products on terms that are not economically feasible, to re-engineer our products, to discontinue the sale of our products if re-engineering could not be accomplished on a timely basis, or to make generally available, in source code form, our proprietary code, any of which could adversely affect our business, operating results, and financial condition.

We use third-party software that may be difficult to replace or cause errors or failures of our products that could lead to lost customers or harm to our reputation.

We use software licensed from third parties in our products. In the future, this software may not be available to us on commercially reasonable terms, or at all. Any loss of the right to use any of this software could result in delays in the production of our products until equivalent technology is either developed by us, or, if available, is identified, obtained and integrated, which could harm our business. In addition, any errors or defects in third-party software, or other third-party software failures could result in errors, defects or cause our products to fail, which could harm our business and be costly to correct. Many of these providers attempt to impose limitations on their liability for such errors, defects or failures, and if enforceable, we may have additional liability to our customers or third-party providers that could harm our reputation and increase our operating costs.

We will need to maintain our relationships with third-party software providers and to obtain software from such providers that does not contain any errors or defects. Any failure to do so could adversely impact our ability to deliver reliable products to our customers and could harm our results of operations.

Risks Related to Our Common Stock

The price of our common stock may be volatile, and you could lose all or part of your investment.

The trading price of our common stock has fluctuated and may continue to fluctuate substantially. The trading price of our common stock depends on a number of factors, including those described in this “Risk Factors” section, many of which are beyond our control and may not be related to our operating performance. These fluctuations could cause stockholders to lose all or part of their investment in our common stock. Factors that could cause fluctuations in the trading price of our common stock include the following:

 

    actual or anticipated quarterly variation in our results of operations or the results of our competitors;

 

    announcements by us or our competitors of new products, significant contracts, commercial relationships or capital commitments;

 

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    failure to obtain or delays in obtaining product approvals or clearances from the FDA or foreign regulators;

 

    adverse regulatory or reimbursement announcements;

 

    issuance of new or changed securities analysts’ reports or recommendations for our stock;

 

    developments or disputes concerning our intellectual property or other proprietary rights;

 

    commencement of, or our involvement in, litigation;

 

    market conditions in the research and diagnostics markets;

 

    manufacturing disruptions;

 

    any future sales of our common stock or other securities;

 

    any change to the composition of the board of directors or key personnel;

 

    announcements by us or our competitors of significant acquisitions, strategic partnerships, joint ventures or capital commitments;

 

    general economic conditions and slow or negative growth of our markets; and

 

    the other factors described in this “Risk Factors” section.

The stock market in general, and market prices for the securities of life sciences and diagnostic companies like ours in particular, have from time to time experienced volatility that often has been unrelated to the operating performance of the underlying companies. These broad market and industry fluctuations may adversely affect the market price of our common stock, regardless of our operating performance. In several recent situations where the market price of a stock has been volatile, holders of that stock have instituted securities class action litigation against the company that issued the stock. If any of our stockholders were to bring a lawsuit against us, the defense and disposition of the lawsuit could be costly and divert the time and attention of our management and harm our operating results.

An active trading market for our common stock may not be sustained.

Although our common stock is listed on The NASDAQ Global Market, the market for our shares has demonstrated varying levels of trading activity. Furthermore, the current level of trading may not be sustained in the future. The lack of an active market for our common stock may impair investors’ ability to sell their shares at the time they wish to sell them or at a price that they consider reasonable, may reduce the fair market value of their shares and may impair our ability to raise capital.

If securities or industry analysts do not publish research reports about our business, or if they issue an adverse opinion about our business, our stock price and trading volume could decline.

The trading market for our common stock will be influenced by the research and reports that industry or securities analysts publish about us or our business. If one or more of the analysts who cover us issues an adverse opinion about our company, our stock price would likely decline. If one or more of these analysts ceases coverage of us or fails to regularly publish reports on us, we could lose visibility in the financial markets, which in turn could cause our stock price or trading volume to decline.

Future sales of our common stock in the public market could cause our stock price to fall.

Our stock price could decline as a result of sales of a large number of shares of our common stock or the perception that these sales could occur. These sales, or the possibility that these sales may occur, also might make it more difficult for us to sell equity securities in the future at a time and at a price that we deem appropriate.

 

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Holders of approximately 6.8 million shares (including shares underlying outstanding warrants), or approximately 37%, of our outstanding shares, have rights, subject to some conditions, to require us to file registration statements covering the sale of their shares or to include their shares in registration statements that we may file for ourselves or other stockholders. We also register the offer and sale of all shares of common stock that we may issue under our equity compensation plans.

In addition, in the future, we may issue additional shares of common stock or other equity or debt securities convertible into common stock in connection with a financing, acquisition, litigation settlement, employee arrangements or otherwise. Any such issuance could result in substantial dilution to our existing stockholders and could cause our stock price to decline.

Our officers and directors, and their respective affiliates, own a significant percentage of our stock and will be able to exercise significant influence over matters subject to stockholder approval.

Our executive officers and directors together with their respective affiliates, own approximately 31% of our outstanding common stock as of December 31, 2014. Accordingly, our executive officers and directors together with their respective affiliates, will be able to exert significant influence over matters submitted to our stockholders for approval, as well as our management and affairs. This concentration of ownership could have the effect of delaying or preventing a change in our control or otherwise discouraging a potential acquirer from attempting to obtain control of us, which in turn could have a material adverse effect on our stock price and may prevent attempts by our stockholders to replace or remove the board of directors or management.

Anti-takeover provisions in our charter documents and under Delaware or Washington law could make an acquisition of us difficult, limit attempts by our stockholders to replace or remove our current management and limit our stock price.

Provisions of our certificate of incorporation and bylaws may delay or discourage transactions involving an actual or potential change in our control or change in our management, including transactions in which stockholders might otherwise receive a premium for their shares, or transactions that our stockholders might otherwise deem to be in their best interests. Therefore, these provisions could adversely affect the price of our stock. Among other things, the certificate of incorporation and bylaws:

 

    permit the board of directors to issue up to 15,000,000 shares of preferred stock, with any rights, preferences and privileges as they may designate;

 

    provide that the authorized number of directors may be changed only by resolution of the board of directors;

 

    provide that all vacancies, including newly-created directorships, may, except as otherwise required by law, be filled by the affirmative vote of a majority of directors then in office, even if less than a quorum;

 

    divide the board of directors into three classes;

 

    provide that a director may only be removed from the board of directors by the stockholders for cause;

 

    require that any action to be taken by our stockholders must be effected at a duly called annual or special meeting of stockholders and may not be taken by written consent;

 

    provide that stockholders seeking to present proposals before a meeting of stockholders or to nominate candidates for election as directors at a meeting of stockholders must provide notice in writing in a timely manner, and meet specific requirements as to the form and content of a stockholder’s notice;

 

    prevent cumulative voting rights (therefore allowing the holders of a plurality of the shares of common stock entitled to vote in any election of directors to elect all of the directors standing for election, if they should so choose);

 

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    provide that special meetings of our stockholders may be called only by the chairman of the board, our chief executive officer or by the board of directors; and

 

    provide that stockholders are permitted to amend the bylaws only upon receiving at least two-thirds of the total votes entitled to be cast by holders of all outstanding shares then entitled to vote generally in the election of directors, voting together as a single class.

In addition, because we are incorporated in Delaware, we are governed by the provisions of Section 203 of the Delaware General Corporation Law, which generally prohibits a Delaware corporation from engaging in any of a broad range of business combinations with any “interested” stockholder for a period of three years following the date on which the stockholder became an “interested” stockholder. Likewise, because our principal executive offices are located in Washington, the anti-takeover provisions of the Washington Business Corporation Act may apply to us under certain circumstances now or in the future. These provisions prohibit a “target corporation” from engaging in any of a broad range of business combinations with any stockholder constituting an “acquiring person” for a period of five years following the date on which the stockholder became an “acquiring person.”

We are an “emerging growth company,” and any decision on our part to comply only with certain reduced reporting and disclosure requirements applicable to emerging growth companies could make our common stock less attractive to investors.

We are an “emerging growth company,” as defined in the Jumpstart Our Business Startups Act, or the JOBS Act, enacted in April 2012, and, for as long as we continue to be an “emerging growth company,” we have chosen to take advantage of exemptions from various reporting requirements applicable to other public companies but not to “emerging growth companies,” including, but not limited to, not being required to have our independent registered public accounting firm audit our internal control over financial reporting under Section 404, reduced disclosure obligations regarding executive compensation in our periodic reports and proxy statements, and exemptions from the requirements of holding a nonbinding advisory vote on executive compensation and stockholder approval of any golden parachute payments not previously approved. We could be an “emerging growth company” until December 31, 2018, although, if we have more than $1.0 billion in annual revenue, if the market value of our common stock that is held by non-affiliates exceeds $700 million as of June 30 of any year, or we issue more than $1.0 billion of non-convertible debt over a three-year period before the end of that five-year period, we would cease to be an “emerging growth company” as of the following December 31. If some investors find our common stock less attractive as a result of these exemptions, there may be a less active trading market for our common stock and our stock price may be lower and be more volatile.

As an “emerging growth company” the JOBS Act allows us to delay adoption of new or revised accounting pronouncements applicable to public companies until such pronouncements are made applicable to private companies. We have elected to use this extended transition period under the JOBS Act. As a result, our financial statements may not be comparable to the financial statements of issuers who are required to comply with the effective dates for new or revised accounting standards that are applicable to public companies, which may make our common stock less attractive to investors.

Complying with the laws and regulations affecting public companies increases our costs and the demands on management and could harm our operating results.

As a public company, and particularly after we cease to be an “emerging growth company,” we incur and will continue to incur significant legal, accounting and other expenses that we did not incur as a private company. In addition, the Sarbanes-Oxley Act and rules subsequently implemented by the SEC and The NASDAQ Global Market impose numerous requirements on public companies, including requiring changes in corporate governance practices. Also, the Exchange Act requires, among other things, that we file annual, quarterly and current reports with respect to our business and operating results. Our management and other personnel must devote a substantial amount of time to compliance with these laws and regulations. These burdens may increase as new legislation is passed and implemented, including any new requirements that the Dodd-Frank Wall Street

 

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Reform and Consumer Protection Act of 2010 may impose on public companies. These requirements have increased and will likely continue to increase our legal, accounting, and financial compliance costs and have made and will continue to make some activities more time consuming and costly. For example, as a public company, it is more difficult and more expensive for us to obtain director and officer liability insurance, and in the future we may be required to accept reduced policy limits and coverage or to incur substantial costs to maintain the same or similar coverage. These rules and regulations could also make it more difficult for us to attract and retain qualified persons to serve on our board of directors or our board committees or as executive officers.

The Sarbanes-Oxley Act requires, among other things, that we assess the effectiveness of our internal control over financial reporting annually and the effectiveness of our disclosure controls and procedures quarterly. In particular, beginning January 1, 2014, Section 404 of the Sarbanes-Oxley Act, or Section 404, requires us to perform system and process evaluation and testing of our internal control over financial reporting to allow management to report on, and our independent registered public accounting firm potentially to attest to, the effectiveness of our internal control over financial reporting. As an “emerging growth company,” we are availing ourselves of the exemption from the requirement that our independent registered public accounting firm attest to the effectiveness of our internal control over financial reporting under Section 404. However, we may no longer avail ourselves of this exemption when we cease to be an “emerging growth company.” When our independent registered public accounting firm is required to undertake an assessment of our internal control over financial reporting, the cost of our compliance with Section 404 will correspondingly increase. Our compliance with applicable provisions of Section 404 will require that we incur substantial accounting expense and expend significant management time on compliance-related issues as we implement additional corporate governance practices and comply with reporting requirements. Moreover, if we are not able to comply with the requirements of Section 404 applicable to us in a timely manner, or if we or our independent registered public accounting firm identifies deficiencies in our internal control over financial reporting that are deemed to be material weaknesses, the market price of our stock could decline and we could be subject to sanctions or investigations by the SEC or other regulatory authorities, which would require additional financial and management resources.

Furthermore, investor perceptions of our company may suffer if deficiencies are found, and this could cause a decline in the market price of our stock. Irrespective of compliance with Section 404, any failure of our internal control over financial reporting could have a material adverse effect on our stated operating results and harm our reputation. If we are unable to implement these requirements effectively or efficiently, it could harm our operations, financial reporting, or financial results and could result in an adverse opinion on our internal control over financial reporting from our independent registered public accounting firm.

The SEC adopted its final rule implementing Section 1502 of the Dodd-Frank Wall Street Reform and Consumer Protection Act concerning conflict minerals in August 2012. The rule requires us to submit forms and reports to the SEC annually to disclose our determinations and due diligence measures. On June 2, 2014, we filed Form SD for the year ended December 31, 2013 and included a Conflict Minerals Report as an exhibit to this form. We do not directly purchase any conflict minerals. However, tracing these materials back to their country of origin is a complex task that required us to, among other things, survey suppliers in our supply chain to understand what programs they have in place for tracing the source of minerals supplied to us or used in products supplied to us and to ensure that reasonable due diligence has been performed. However, we have not determined how many, or if any, of our supply chain partners use conflict minerals. Moreover, we may face a limited pool of suppliers who can provide us “conflict-free” components, parts and manufactured products, and we may not be able to obtain conflict-free products or supplies in sufficient quantities or at competitive prices for our operations, and may be required to disclose that our products are not “conflict free.” This could adversely affect our reputation and may harm relationships with business partners and customers, and our stock price could suffer as a result.

 

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Item 1B. Unresolved Staff Comments

None.

 

Item 2. Properties

We recently entered into a lease agreement, pursuant to which we will lease office, laboratory and storage space in a new building being constructed adjacent to our headquarters in Seattle, Washington. The new lease agreement has a ten-year term and is estimated to commence in April 2016. At the same time, we entered into an amendment to the existing lease on our headquarters, to be coterminous with the new lease. We have an option to extend the term of both leases for two additional periods of five years. The initial base rent on the new lease will be approximately $88,000 per month, subject to rent abatement during the first three months of the lease, and will increase at a rate of 3% annually. Beginning January 2015, the base rent on the amended lease will be approximately $150,000 per month, and will increase at a rate of 3% annually.

In December 2014, we entered into an amendment effective as of November 2014 to an existing lease, pursuant to which we will lease additional office space in a building nearby our headquarters. The amendment increases the size of the leased premises from approximately 8,800 square feet to 23,000 square feet effective February 2015 and extends the term of the lease through January 2025. We will also have an option to extend the term of the lease for one additional three year period at the then-current fair market rent for comparable space. The base rent will be approximately $38,000 per month beginning in February 2015, and $63,000 per month beginning in February 2016; thereafter, the rent will increase at a rate of approximately 2% annually.

Our landlords hold letters of credit or security deposits equal to a total of approximately $359,000. We believe that our existing facilities are adequate to meet our business requirements for the near-term and that additional space will be available on commercially reasonable terms, if required.

 

Item 3. Legal Proceedings

We are not engaged in any material legal proceedings. From time to time, we may become involved in litigation relating to claims arising from the ordinary course of business.

 

Item 4. Mine Safety Disclosures

Not applicable.

 

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PART II

 

Item 5. Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities

Market Information

Our common stock is traded on The NASDAQ Global Market under the symbol “NSTG.” Trading of our common stock commenced on June 26, 2013 in connection with our initial public offering. The following table sets forth, for the periods indicated, the high and low sales prices for our common stock as reported on The NASDAQ Global Market.

 

Year ended December 31, 2013

   High      Low  

Second quarter (beginning June 26, 2013)

   $ 9.90       $ 7.81   

Third quarter

   $ 14.10       $ 7.01   

Fourth quarter

   $ 18.09       $ 8.64   

Year ended December 31, 2014

             

First quarter

   $ 22.44       $ 16.28   

Second quarter

   $   21.87       $   12.03   

Third quarter

   $ 15.45       $ 10.81   

Fourth quarter

   $ 15.28       $ 7.80   

Year ending December 31, 2015

             

First quarter (through March 10, 2015)

   $ 14.74       $ 9.95   

On March 10, 2015, the last reported sale price of our common stock was $11.54 per share.

Holders

As of February 28, 2015, there were approximately 60 holders of record of our common stock. The actual number of stockholders is greater than this number of record holders and includes stockholders who are beneficial owners but whose shares are held in street name by brokers and other nominees.

Dividends

We have never declared or paid any cash dividends on our common stock or any other securities. We anticipate that we will retain all available funds and any future earnings, if any, for use in the operation of our business and do not anticipate paying cash dividends in the foreseeable future. In addition, our term loan agreement materially restricts, and future debt instruments we issue may materially restrict, our ability to pay dividends on our common stock. Payment of future cash dividends, if any, will be at the discretion of the board of directors after taking into account various factors, including our financial condition, operating results, current and anticipated cash needs, the requirements of current or then-existing debt instruments and other factors the board of directors deems relevant.

 

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Performance Graph

The following graph compares the performance of our common stock for the periods indicated with the performance of the NASDAQ Composite Index and the NASDAQ Medical Equipment Index. This graph assumes an investment of $100 on June 26, 2013 in each of our common stock, the NASDAQ Composite Index and the NASDAQ Medical Equipment Index, and assumes reinvestment of dividends, if any. The stock price performance shown on the graph below is not necessarily indicative of future stock price performance.

 

LOGO

Recent Sales of Unregistered Securities

In April 2014, we issued 11,176 shares of our common stock upon the cashless exercise of warrants at a price per share of $8.45. In July 2014, we issued 16,093 shares of our common stock upon the exercise of warrants at a price per share of $8.45 and received gross proceeds of $135,954. These issuances were exempt from registration under the Securities Act of 1933, as amended, under Section 4(a)(2) thereof as a transaction by an issuer not involving a public offering. The recipients acquired the securities for investment only and not with a view to or for sale in connection with any distribution of the securities and appropriate legends were affixed thereto.

 

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Item 6. Selected Financial Data

The following selected financial data is derived from our audited financial statements and should be read in conjunction with, and is qualified in its entirety by, Item 7, “Management’s Discussion and Analysis of Financial Condition and Results of Operations,” and Item 8, “Financial Statements and Supplementary Data.” contained elsewhere in this Annual Report on Form 10-K. The selected Consolidated Statements of Operations data for the years ended December 31, 2014, 2013 and 2012 and Consolidated Balance Sheet data as of December 31, 2014 and 2013 have been derived from our audited consolidated financial statements appearing elsewhere in this Annual Report on Form 10-K. The selected Consolidated Statements of Operations data for the years ended December 31, 2011 and 2010 and Consolidated Balance Sheet data as of December 31, 2012, 2011 and 2010 have been derived from our audited consolidated financial statements that are not included in this Annual Report on Form 10-K. Historical results are not necessarily indicative of future results.

 

     Year Ended December 31,  
     2014     2013     2012     2011     2010  
     (In thousands, except per share amounts)  

Consolidated Statements of Operations:

          

Revenue

   $ 47,593      $ 31,403      $ 22,973      $ 17,800      $ 11,730   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Costs and expenses:

Cost of revenue

  21,149      15,009      12,361      9,777      9,128   

Research and development

  21,404      14,979      11,635      8,990      7,547   

Selling, general and administrative

  51,063      29,912      15,486      9,529      8,027   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total costs and expenses

  93,616      59,900      39,482      28,296      24,702   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Loss from operations

  (46,023   (28,497   (16,509   (10,496   (12,972
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Other income (expense):

Interest income

  272      68      21      10      29   

Interest expense

  (4,140   (1,942   (804   (599   (94

Other income (expense)

  (147   (66   (29   80      254   

Revaluation of preferred stock warrant liability

  —        1,156      (387   73      15   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total other income (expense)

  (4,015   (784   (1,199   (436   204   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net loss

$ (50,038 $ (29,281 $ (17,708 $ (10,932 $ (12,768

Accretion of mandatorily redeemable convertible preferred stock

       (4,653   (7,533   (5,251   (4,351
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net loss attributable to common stockholders

$ (50,038 $ (33,934 $ (25,241 $ (16,183 $ (17,119
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net loss per share—basic and diluted

$ (2.80 $ (4.44 $ (71.10 $ (50.10 $ (54.17
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Weighted-average shares used in computing basic and diluted net loss per share

  17,839      7,643      355      323      316   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 
     As of December 31,  
     2014     2013     2012     2011     2010  

Consolidated Balance Sheet Data:

          

Cash, cash equivalents and short-term investments

   $ 72,225      $ 42,656      $ 21,692      $ 10,868      $ 4,366   

Working capital

     76,539        42,106        19,937        12,236        2,944   

Total assets

     102,748        64,372        37,406        24,584        13,275   

Total long-term debt (includes current portion)

     30,926        18,293        12,759        1,887        1,829   

Mandatorily redeemable convertible preferred stock

     —          —          103,622        80,957        57,887   

Total stockholders’ equity (deficit)

     44,813        31,469        (93,760     (69,451     (53,517

 

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Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations

You should read the following discussion and analysis together with the financial statements and the related notes to those statements included elsewhere in this report. This discussion contains forward-looking statements that involve risks and uncertainties. As a result of many factors, such as those set forth in the section of this report captioned “Risk Factors” and elsewhere in this report, our actual results may differ materially from those anticipated in these forward-looking statements. Throughout this discussion, unless the context specifies or implies otherwise, the terms “NanoString”, “we”, “us” and “our” refer to NanoString Technologies, Inc. and its subsidiaries.

Overview

We develop, manufacture and sell robust, intuitive products that unlock scientifically valuable and clinically actionable genomic information from minute amounts of tissue. Our nCounter Analysis System directly profiles hundreds of molecules simultaneously using a novel barcoding technology that is powerful enough for use in research, yet simple enough for use in clinical laboratories worldwide. We market systems and related consumables to researchers in academic, government, and biopharmaceutical laboratories for use in understanding fundamental biology and the molecular basis of diseases, such as cancer, and to clinical laboratories and medical centers for diagnostic use. As of December 31, 2014, we have an installed base of 264 systems, which our customers have used to publish more than 600 peer-reviewed papers. As researchers using our systems discover how genomic information can be used to improve clinical decision-making, these discoveries can be translated and validated as diagnostic tests based on our nCounter Elements reagents or, in certain situations, by developing in vitro diagnostic assays. For example, our first molecular diagnostic product is the Prosigna Breast Cancer Assay, or Prosigna, which provides an assessment of a patient’s risk of recurrence for breast cancer. More recently, we entered into our first companion diagnostic collaboration to develop an in vitro diagnostic test for a type of lymphoma, to be used to identify which patients are most likely to respond to a particular drug therapy.

We derive a substantial majority of our revenue from the sale of our products to life science researchers, which consist of our nCounter instruments and related proprietary consumables, which we call CodeSets, nCounter Elements reagents and Master Kits. After buying an nCounter Analysis System, research customers purchase consumables from us for use in their experiments. Our instruments are designed to work only with our consumable products. Accordingly, as the installed base of our instruments grows, we expect recurring revenue from consumable sales to become an increasingly important driver of our operating results. We also derive revenue from processing fees related to proof-of-principle studies we conduct for potential customers and extended service contracts for our nCounter Analysis Systems.

In 2013, we began offering instruments and consumables for use in diagnostic testing. In September 2013, we received 510(k) clearance from the FDA to market in the United States a version of Prosigna providing an assessment of a patient’s risk of recurrence for breast cancer. In November 2013, we began offering a version of the nCounter Dx Analysis System to high-complexity, CLIA-certified laboratories for research and diagnostics purposes. This FLEX configuration of the nCounter Dx Analysis System provides clinical laboratories a single platform with the flexibility to support both clinical testing, by running Prosigna, and research, by processing translational research experiments using our research consumables. The nCounter Elements reagents provide further flexibility by allowing laboratories to develop their own Laboratory Developed Tests for gene expression, copy number variation and gene fusion signatures, which can be performed by a laboratory and may include genetic tests and other tests for rare conditions.

In December 2013, we commercially launched Prosigna in the United States. National diagnostic laboratories, including Laboratory Corporation of America Holdings and Quest Diagnostics, as well as laboratories at numerous cancer centers and major hospitals have chosen to add Prosigna to their suites of breast cancer diagnostic tests. These laboratories collectively serve the pathology testing needs of a substantial portion of breast cancer patients throughout the United States. In September 2012, we obtained a CE mark for Prosigna,

 

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our first diagnostic product, and, in early 2013 we commercially launched Prosigna in Europe and Israel. To support the commercial launch of Prosigna, we added a team of experienced oncology sales, marketing, market access and medical affairs professionals, resulting in increased operating expenses. In February 2015, we combined our two separate sales teams into a single organization selling our entire suite of products, targeted primarily toward major academic medical centers and biopharmaceutical companies. We expect Prosigna sales growth to be dependent on the installation of more systems, inclusion of Prosigna in important breast cancer treatment guidelines and reimbursement by third-party payors becoming more broadly available.

We use third-party contract manufacturers to produce the two instruments comprising the nCounter Analysis System. We manufacture consumables at our Seattle, Washington facility. This operating model is designed to be capital efficient and to scale efficiently as our product volumes grow. We focus a substantial portion of our resources on developing new technologies, products and solutions. We invested $21.4 million, $15.0 million and $11.6 million in 2014, 2013 and 2012, respectively, in research and development and intend to continue to make significant investments in research and development.

In March 2014, we entered into a collaboration agreement with Celgene Corporation pursuant to which we are working collaboratively with Celgene to develop, seek regulatory approval for, and commercialize a companion diagnostic assay for use in screening patients with Diffuse Large B-Cell Lymphoma. We received an upfront payment of $5.8 million in June 2014 upon our delivery of certain information to Celgene. We also achieved and were paid for certain development-related milestones totaling $6.0 million during 2014 and recognized the related revenue according to the proportional performance model. We are eligible to receive up to $11.0 million in additional success-based payments related to regulatory milestones. We will retain all commercial rights to the diagnostic test developed under this collaboration and, assuming success in the clinical trial process, and subject to regulatory approval, expect to generate revenues from the sale of the resulting in vitro diagnostic kits.

Our total revenue increased to $47.6 million in 2014 from $31.4 million in 2013 and $23.0 million in 2012, which was driven primarily by the sale of additional nCounter Analysis Systems and consumables for use on our growing installed base of instruments. Historically, we have generated a substantial majority of our revenue from sales to customers in North America; however, recently, sales revenue has been growing more rapidly outside North America and we believe this trend may continue. We have never been profitable and had net losses of $50.0 million, $29.3 million, and $17.7 million in 2014, 2013 and 2012, respectively. As of December 31, 2014, our accumulated deficit was $176.9 million.

Key Financial Metrics

We are organized as, and operate in, one reportable segment, which is the development, manufacture and commercialization of instruments, consumables and services for efficiently profiling the activity of hundreds of genes simultaneously from a single tissue sample.

Our chief operating decision maker is the chief executive officer, who manages our operations and evaluates our financial performance on a total company basis. Our principal operations and decision-making functions are located at our corporate headquarters in the United States.

Until the fourth quarter of 2013, we operated in two reportable segments, our life sciences business and our diagnostics business. In November 2013, our nCounter Dx Analysis System with FLEX Configuration was launched, enabling customers to perform both research and diagnostic testing on the same instrument. We have one sales force that now sells these systems to both research and clinical testing labs, and we launched our first product that can be used for both research and diagnostic testing, nCounter Elements reagents. As a result of these fundamental changes to our business, we began operating the Company as a single reportable segment during the fourth quarter of 2013.

 

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Revenue

We generate revenue from the sale of our products and related services. For a description of our revenue recognition policies, see the section of this report captioned “—Critical Accounting Policies and Significant Estimates—Revenue Recognition.”

Product Revenue

Our products consist of our nCounter Analysis System and related consumables, including Prosigna in vitro diagnostic kits. Our nCounter Analysis System typically consists of one nCounter Digital Analyzer and one nCounter Prep Station. The U.S. list price of one research use only nCounter Analysis System FLEX is $265,000. Outside the United States, depending on the country, the list price is generally higher. The U.S. list price of one nCounter Dx Analysis System is $285,000. Systems are sold to distributors at a discount to list price. Our customer base is primarily composed of academic institutions, government laboratories, biopharmaceutical companies and clinical laboratories that perform analyses or testing using our nCounter Analysis System and purchase related consumables, potentially including Prosigna kits.

For our research customers, related consumables include (1) custom CodeSets, which we manufacture to the specific requirements of an individual researcher, (2) panels, which are standard pre-manufactured CodeSets, (3) nCounter Elements reagents, and (4) Master Kits, which are ancillary reagents, cartridges, tips and reagent plates required to setup and process samples in our instruments. Product revenue also includes payments for instrument installation. Since 2010, our average consumables revenue per installed system has exceeded $100,000 per year.

For our clinical laboratory customers, related consumables include Prosigna in vitro diagnostic kits and nCounter Elements reagents. We sell our nCounter Dx Analysis Systems to clinical laboratory customers or offer to lease them under “reagent rental” arrangements where an instrument is placed at a customer location at minimal direct cost and the customer commits to purchase a minimum volume of consumable products over a period of time. To date, the majority of our clinical laboratory customers have elected to purchase instruments.

The list price of a Prosigna test in the United States and Europe is $2,080 and €1,550 per patient, respectively. Although the price of Prosigna and our additional future diagnostic products will depend on many factors, including whether and how much third-party payors will reimburse laboratories for conducting such tests, we expect that the gross margin for our diagnostic kits will be higher than for our research consumables. We sell Prosigna kits to our lab customers, who will be responsible for providing the testing service and contracting and billing payors. Prosigna kits are sold to clinical laboratories on a fixed dollars-per-kit basis, which does not expose us to direct third-party payor reimbursement risk. However, we provide customary volume discounts, and in some cases, introductory pricing during the period in which third-party payor reimbursement is being established. As a result, the average selling price per Prosigna test is expected to be lower than list price.

Service Revenue

Service revenue consists of fees associated with extended service contracts and conducting proof-of-principle studies. We include a one-year warranty with the sale of our instruments and offer extended service contracts, which are purchased by a majority of our customers. We selectively provide proof-of-principle studies to prospective customers in order to help them better understand the benefits of the nCounter Analysis System.

Collaboration Revenue

Collaboration revenue is primarily derived from our companion diagnostic development collaboration with Celgene. As of December 31, 2014, we had received a total of $11.8 million from Celgene, of which $2.9 million had been recorded as collaboration revenue, with the remainder recorded as deferred revenue, which will be

 

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recognized as collaboration revenue over our remaining development performance period. Collaboration revenue also includes revenue recognized under a smaller evaluation study being performed for a different biopharmaceutical company.

Revenue by Geography

We sell our products through our own sales forces in the United States, Canada, Singapore, Israel and certain European countries. We sell through distributors in other parts of the world. As we have expanded our European direct sales force and entered into agreements with distributors of our products in Europe, the Middle East, Asia Pacific and South America, the amount of revenue generated outside of North America has generally increased, although there have been significant quarter-to-quarter fluctuations. In the future, we intend to expand our sales force and establish additional distributor relationships outside the United States to better access international markets.

The following table reflects total revenue by geography based on the geographic location of our customers, distributors and collaborators. Americas consists of the United States, Canada, Mexico and South America; and Asia Pacific includes Japan, China, South Korea, Singapore, Malaysia, Australia and New Zealand.

 

     Year Ended December 31,  
     2014     2013     2012  
     (Dollars in thousands)  

Americas

   $ 32,244         68   $ 21,855         70   $ 15,906         69

Europe & Middle East

     9,174         19        5,775         18        4,167         18   

Asia Pacific

     6,175         13        3,773         12        2,900         13   
  

 

 

    

 

 

   

 

 

    

 

 

   

 

 

    

 

 

 

Total

$ 47,593      100 $ 31,403      100 $ 22,973      100
  

 

 

    

 

 

   

 

 

    

 

 

   

 

 

    

 

 

 

Most of our revenue is denominated in U.S. dollars. Our expenses are generally denominated in the currencies in which our operations are located, which is primarily in the United States. Changes in foreign currency exchange rates have not materially affected us to date; however, they may become material to us in the future as our operations outside of the United States expand.

Cost of Product and Service Revenue

Cost of product and service revenue consists primarily of costs incurred in the production process, including costs of purchasing instruments from third-party contract manufacturers, consumable component materials and assembly labor and overhead, installation, warranty, service and packaging and delivery costs. In addition, cost of product and service revenue includes royalty costs for licensed technologies included in our products, provisions for slow-moving and obsolete inventory and stock-based compensation expense. We provide a one-year warranty on each nCounter Analysis System sold and establish a reserve for warranty repairs based on historical warranty repair costs incurred.

We expect the average unit costs of our instruments to decline in future periods as a result of our ongoing efforts to develop a lower-cost nCounter Analysis System to expand our market opportunity among smaller research laboratories. We expect the unit costs of consumable products to decline as a result of our ongoing efforts to improve our manufacturing processes and expected increases in production volume and yields. Although the unit costs of our custom CodeSets vary, they are generally higher as a percentage of the related revenue than our panels, in vitro diagnostic kits and nCounter Elements reagents.

Operating Expenses

Research and Development

Research and development expenses consist primarily of salaries and benefits, occupancy, laboratory supplies, engineering services, consulting fees, costs associated with licensing molecular diagnostics rights and

 

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clinical study expenses (including the cost of tissue samples) to support the regulatory approval or clearance of diagnostic products. We have made substantial investments in research and development since our inception. Our research and development efforts have focused primarily on the tasks required to enhance our technologies and to support development and commercialization of new and existing products and applications. We believe that our continued investment in research and development is essential to our long-term competitive position and expect these expenses to increase in future periods.

Given the relatively small size of our research and development staff and the limited number of active projects at any given time, we have found that, to date, it has been effective for us to manage our research and development activities on a departmental basis. Accordingly, we do not require employees to report their time by project nor do we allocate our research and development costs to individual projects other than collaborations. Research and development expense by functional area was as follows:

 

     Year Ended December 31,  
     2014      2013      2012  
     (In thousands)  

Core nCounter platform technology

   $ 6,975       $ 4,330       $ 1,537   

Manufacturing process development

     2,124         1,588         1,183   

Life sciences research products and applications

     3,834         2,914         2,183   

Diagnostic product development

     3,292         1,617         3,343   

Clinical, regulatory and medical affairs

     3,740         2,988         1,440   

Facility allocation

     1,439         1,542         1,949   
  

 

 

    

 

 

    

 

 

 

Total

$ 21,404    $ 14,979    $ 11,635   
  

 

 

    

 

 

    

 

 

 

Our Prosigna clinical studies generally employ a retrospective / prospective design, which means that we use samples that were previously collected from patients and for which the treatment regimen and ultimate patient outcome is known. Such studies are capital efficient as they do not require recruiting new patients and they can be completed much more quickly than typical prospective clinical trials. We intend to use a similar approach whenever possible for the additional clinical studies we intend to conduct in support of our future regulatory submissions to expand the indications for Prosigna and, potentially, for future diagnostic products.

We expect to license additional rights to technology and potential molecular diagnostics as part of our strategy to capitalize on the discoveries of our customers. For example, in January 2014 we secured an option from a research customer to acquire an exclusive worldwide license for technology used for protein analysis on our nCounter Analysis System. The related option fee was expensed in the first quarter of 2014. Similarly, in May 2014 we licensed rights to the gene signature being developed to subtype DLBCL patients that is the subject of our collaboration with Celgene. The related license fee was expensed in the second quarter of 2014. Such arrangements may include upfront, milestone or annual cash payments and revenue-based royalties.

Selling, General and Administrative

Selling, general and administrative expenses consist primarily of costs for our sales and marketing, finance, human resources, information technology, business development, legal and general management functions, as well as professional services, such as legal, consulting and accounting services. We expect selling, general and administrative expenses to increase in future periods as the number of sales, technical support and marketing and administrative personnel grows and we continue to introduce new products, broaden our customer base and grow our business. In particular, during 2014, we established a dedicated oncology focused team to support the commercialization of Prosigna, which has contributed to a 90% increase in selling and marketing expenses over 2013. In February 2015, we combined our two separate sales teams into a single organization selling our entire suite of products, targeted primarily toward major academic medical centers and biopharmaceutical companies. Legal, accounting and compliance costs have also increased as a result of our being a public company, and we expect them to continue to increase as our business grows.

 

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Factors Affecting Our Performance

Instrument Installed Base

Our future financial performance will be driven in large part by the rate of sales of our nCounter Analysis Systems, which typically consist of one nCounter Digital Analyzer and one nCounter Prep Station. In some cases, our research customers increase the throughput of their nCounter Analysis System by purchasing up to three nCounter Prep Stations per nCounter Digital Analyzer. We plan to grow our system sales in the coming years through multiple strategies, including expanding our sales efforts outside of the United States and continuing to enhance the underlying technology and applications for both research and clinical diagnostics use. As part of this strategy, we increased our existing sales and marketing headcount substantially in 2014 in an effort to increase the rate of sales of our nCounter Analysis Systems. Similarly, as of December 2014, we have contracted with a total of 18 distributors. As our installed base of instruments grows, we solicit feedback from our customers and focus our research and development efforts on enabling the nCounter Analysis System for additional applications, which in turn helps to drive additional sales of our instruments and consumables.

Our sales process involves numerous interactions with multiple individuals within an organization, and often includes in-depth analysis by potential customers of our products, performance of proof-of-principle studies, preparation of extensive documentation and a lengthy review process. As a result of these factors, the large capital investment required in purchasing our instruments and the budget cycles of our customers, the time from initial contact with a customer to our receipt of a purchase order can vary significantly and be up to 12 months or longer. Given the length and uncertainty of our sales cycle, we have in the past experienced, and likely will in the future experience, fluctuations in our instrument sales on a period-to-period basis.

We are developing a new generation of the nCounter Analysis System which we believe will increase our addressable market and simplify the procurement processes of our potential research customers. The new generation system will be a single instrument with a reduced footprint that combines the prep station and the digital analyzer and which we expect to offer at a more affordable price. We expect to reduce the cost of the new generation system through the adoption of new, less expensive technologies. We are targeting release of the new generation system in mid-year 2015.

As of December 31, 2014 we had an installed base of 264 nCounter Analysis Systems, which we count based on the number of nCounter Digital Analyzers sold given that a system may couple an analyzer with multiple nCounter Prep Stations. Management focuses on instrument unit sales as a primary indicator of current business success and a leading indicator of likely future sales of consumables.

Recurring Consumables Revenue

Our instruments are designed to be used only with our consumables. This closed system model generates recurring revenue from each instrument we sell. Management focuses on recurring consumable revenue per system as an indicator of the continuing value generated by each system. We calculate recurring consumable revenue per system quarterly by dividing consumable revenue recognized in a particular quarter (other than consumable revenue related to proof-of-principle studies) by the total number of nCounter Analysis Systems installed as of the last day in the immediately preceding quarter. Historically, a large majority of our systems and related consumables have been sold to research customers. Since 2010, our average consumables revenue per system has exceeded $100,000 per year.

As the installed base of the nCounter Analysis Systems expands, consumables revenue is expected to increase and over time should continue to be an increasingly important contributor to our total revenue. Additionally, we expect Prosigna in vitro diagnostic kit revenue to contribute an increasing amount of recurring revenue as we install more diagnostic systems, Prosigna is included in important breast cancer treatment guidelines and reimbursement by third-party payors becomes more broadly available. Furthermore, we intend to launch entirely new applications, such as multi-omics, which will enable researchers to measure gene expression

 

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and protein expression in a single experiment. The introduction of new applications has the potential to further increase our consumables revenue stream. Over time, we believe that consumables revenue should be subject to less period-to-period fluctuation than our instrument sales revenue.

Revenue Mix and Gross Margin

Our product revenue is derived from sales of the nCounter Analysis System and related consumables, including Prosigna in vitro diagnostic kits. Generally, our consumables have higher gross margins than our instruments. There will be fluctuations in mix between instruments and consumables from period to period. Although results may vary period to period, over time, as our installed base of systems grows, consumables should constitute a larger percentage of total revenue, which would tend to increase our gross margins. In addition, we expect both the average selling price and the manufacturing cost of our instruments to decrease following the introduction of future generations of our nCounter Analysis System. Future instrument selling prices and gross margins may fluctuate as we introduce new products and reduce our product costs and from variability in the timing of new product introductions.

We derive service revenue from extended service contracts, which are purchased by a majority of our customers. Additionally, we selectively provide proof-of-principle studies in connection with prospective sales to customers to demonstrate the performance of our nCounter Analysis System. Collaboration revenue is a new source of revenue primarily from our companion diagnostic development collaboration with Celgene, which may increase over time if we are successful in entering into other similar collaborations.

The following table reflects the breakdown of revenue in absolute dollars and as percentage of total revenue.

 

     Year Ended December 31,  
     2014     2013     2012  
     (Dollars in thousands)  

Product revenue:

               

Instruments

   $ 18,078         38   $ 12,995         41   $ 8,786         38

Consumables

     23,819         50        16,642         53        13,036         57   

In vitro diagnostic kits

     668         1        181         1        —           —     
  

 

 

    

 

 

   

 

 

    

 

 

   

 

 

    

 

 

 

Total product revenue

  42,565      89      29,818      95      21,822      95   

Service revenue

  1,932      4      1,585      5      1,151      5   
  

 

 

    

 

 

   

 

 

    

 

 

   

 

 

    

 

 

 

Total product and service revenue

  44,497      93      31,403      100      22,973      100   

Collaboration revenue

  3,096      7      —        —        —        —     
  

 

 

    

 

 

   

 

 

    

 

 

   

 

 

    

 

 

 

Total revenue

$ 47,593      100 $ 31,403      100 $ 22,973      100
  

 

 

    

 

 

   

 

 

    

 

 

   

 

 

    

 

 

 

Diagnostic Product Development

During 2013, we commercially launched the nCounter Dx Analysis System and Prosigna. Over time, we intend to build a menu of additional diagnostic tests that can be run on our nCounter Analysis System. As researchers discover how genomic information can be used to improve clinical decision-making, these discoveries can be translated and validated as diagnostic tests based on our nCounter Elements reagents or, in certain situations, developed as in vitro diagnostic assays. Our first example of this is Prosigna, for which we in-licensed the rights to intellectual property from Bioclassifier, LLC, a company founded by several of our research customers. More recently, we in-licensed the rights to the gene signature being developed as an in vitro diagnostic assay to subtype DLBCL patients that is the subject of our collaboration with Celgene. We intend to enter into similar arrangements with our research customers and other researchers for future diagnostic gene signatures, which may be developed independently as an in vitro diagnostic, or become the subject of future companion diagnostic collaborations. For

 

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independent development, our strategy is to target gene signatures that are well understood, have the potential to facilitate changes in treatment with a major impact on outcome and cost, have the potential to support value-based pricing, and for which tissue samples for clinical validation are readily available.

We believe that there is significant potential to enter into more companion diagnostic collaborations of a similar nature to our collaboration with Celgene. Such collaborations are attractive in that they provide near-term funding of development costs, potential milestone revenues and potential additions to the menu of tests that we can market and sell for use on the nCounter Dx Analysis System. We believe we are well positioned as a desirable development partner to drug developers due to a number of factors, including unique technological capabilities in multiplexed gene expression analysis; prior FDA clearance of our instrument system for use with Prosigna; an expanding installed base of systems in clinical laboratories; and established clinical and regulatory capabilities.

Results of Operations

Comparison of Years Ended December 31, 2014 and 2013

Revenue

 

     Year Ended December 31,      Change 2014 v. 2013  
     2014      2013      Dollars      Percentage  
     (Dollars in thousands)  

Product revenue:

           

Instruments

   $ 18,078       $ 12,995       $ 5,083         39

Consumables

     23,819         16,642         7,177         43   

In vitro diagnostic kits

     668         181         487         269   
  

 

 

    

 

 

    

 

 

    

Total product revenue

  42,565      29,818      12,747      43   

Service revenue

  1,932      1,585      347      22   
  

 

 

    

 

 

    

 

 

    

Total product and service revenue

  44,497      31,403      13,094      42   

Collaboration revenue

  3,096      —        3,096      —     
  

 

 

    

 

 

    

 

 

    

Total revenue

$   47,593    $   31,403    $ 16,190      52   
  

 

 

    

 

 

    

 

 

    

Instruments, consumables and service revenue increased significantly for the year ended December 31, 2014 due to the increased volume of instruments sold. The total growth in the annual installed base in 2014 was 43%. Distributor sales represented 32% and 19% of systems installed in 2014 and 2013, respectively. The average 2014 sales price for direct sales was approximately 6% greater than the average sales price to distributors in the same period. The increase in consumables revenue was primarily driven by growth in our installed base of instruments as the annualized pull-through remained over $100,000 per installed system in 2014 and 2013. The increase in service revenue was primarily related to an increase in the number of instruments covered by service contracts.

Cost of Product and Service Revenue; Gross Profit; and Gross Margin

 

     Year Ended December 31,     Change 2014 v. 2013  
     2014     2013     Dollars      Percentage  
     (Dollars in thousands)  

Cost of product and service revenue

   $   21,149      $   15,009      $   6,140         41

Product and service gross profit

   $ 23,348      $ 16,394      $ 6,954         42   

Product and service gross margin

     52     52     

The increase in cost of product and service revenue for 2014 was related to the increased volume of instruments, consumables, in vitro diagnostic kits and services sold. Product and service gross margin was

 

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approximately the same for both periods. Although gross margin for instrument revenues in 2014 improved slightly by 1.7 percentage points over 2013, this was largely offset by a 1.0 percentage point reduction in gross margin for consumables, in vitro diagnostic kits and service.

Research and Development Expense

 

     Year Ended December 31,      Change 2014 v. 2013  
     2014      2013      Dollars      Percentage  
     (Dollars in thousands)  

Research and development expense

   $   21,404       $   14,979       $   6,425         43

The increases in research and development expense in 2014 reflected a $4.1 million increase in personnel-related expenses primarily to support the advancement of our nCounter technology. In addition, there was a $1.5 million increase in engineering costs for development of the next generation of our nCounter system and an increase in costs to support the Celgene collaboration agreement. Partially offsetting the increase was a reduction of $0.4 million in clinical study costs. The remaining $1.2 million change was due to various other operating expense fluctuations that were individually immaterial.

Selling, General and Administrative Expense

 

     Year Ended December 31,      Change 2014 v. 2013  
     2014      2013      Dollars      Percentage  
     (Dollars in thousands)  

Selling, general and administrative expense

   $   51,063       $   29,912       $   21,151         71

The increases in selling, general and administration expense in 2014 were primarily attributable to a $17.3 million increase in staffing and personnel-related costs to support sales and marketing and administration; and increased external marketing and other consulting costs of $3.2 million. Partially offsetting the increase was a reduction of $1.8 million in external legal costs. The remaining $3.0 million change was due to various other operating expense fluctuations that were individually immaterial.

Other Income (Expense)

 

     Year Ended December 31,      Change 2014 v. 2013  
     2014      2013      Dollars      Percentage  
     (Dollars in thousands)  

Interest income

   $         272       $           68       $       204         300

Interest expense

     (4,140      (1,942      (2,198      113   

Other expense

     (147      (66      (81      123   

Revaluation of preferred stock warrant liability

     —           1,156         (1,156      (100
  

 

 

    

 

 

    

 

 

    

Total other income (expense)

$ (4,015 $ (784 $ (3,231   412   
  

 

 

    

 

 

    

 

 

    

The increase in interest expense in 2014 was related to the costs incurred to pay off our former credit facility in April 2014 and an overall increase in borrowing. In 2014, we incurred and recorded $1.4 million of interest expense related to the repayment of our former credit facility, including a loss on extinguishment of debt of $0.6 million. Long-term debt outstanding increased to $30.9 million as of December 31, 2014 as compared to $18.3 million as of December 31, 2013. The average net debt balance was $22.5 million in 2014 compared to $16.7 million in 2013.

The revaluation of the preferred stock warrant liability in 2013 resulted from a re-measurement of the fair value of preferred stock warrants using the Black-Scholes option pricing model, which was primarily impacted

 

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by a decrease in the valuation of the underlying stock. Upon closing of our initial public offering in July 2013, all outstanding warrants to purchase preferred stock converted into warrants to purchase common stock. As a result, the preferred stock warrant liability was reclassified to stockholders’ equity.

Comparison of Years Ended December 31, 2013 and 2012

Revenue

 

     Year Ended December 31,      Change 2013 v. 2012  
     2013      2012      Dollars      Percentage  
     (Dollars in thousands)  

Product revenue:

           

Instruments

   $   12,995       $ 8,786       $ 4,209         48

Consumables

     16,642         13,036         3,606         28   

In vitro diagnostic kits

     181         —           181         —     
  

 

 

    

 

 

    

 

 

    

Total product revenue

  29,818      21,822      7,996      37   

Service revenue

  1,585      1,151      434      38   
  

 

 

    

 

 

    

 

 

    

Total product and service revenue

$ 31,403    $   22,973    $ 8,430      37   
  

 

 

    

 

 

    

 

 

    

Instrument revenue increased significantly for the year ended December 31, 2013 due to an increase in the number of instruments sold, including from the launch of our nCounter Dx Analysis System. This increase was partially offset by a reduction in average selling price attributable to increased sales to distributors, which are priced lower than direct sales, and increased customer incentives. The increase in consumables revenue was driven by growth in our installed base of instruments. The increase in service revenue was primarily related to an increase in the number of instruments covered by service contracts.

Cost of Product and Service Revenue; Gross Profit; and Gross Margin

 

     Year Ended December 31,     Change 2013 v. 2012  
     2013     2012     Dollars      Percentage  
     (Dollars in thousands)  

Cost of product and service revenue

     15,009        12,361        2,648         21
  

 

 

   

 

 

   

 

 

    

Product and service gross profit

$   16,394    $   10,612    $   5,782      54   
  

 

 

   

 

 

   

 

 

    

Product and service gross margin

  52   46

The increase in cost of revenue in 2013 was related to the increased volume of both instruments and consumables sold. Gross margin improved due to cost efficiencies associated with increased consumables production volume and several large custom consumable orders with unusually low per unit manufacturing costs. These improvements were partially offset by a shift in product mix toward instruments.

Research and Development Expense

 

     Year Ended December 31,      Change 2013 v. 2012  
     2013      2012      Dollars      Percentage  
     (Dollars in thousands)  

Research and development expense

   $   14,979       $   11,635       $   3,344         29

The increase reflected a $2.9 million increase in personnel-related expenses to support the advancement of our nCounter technology and clinical development of Prosigna and a $1.5 million increase in engineering costs for the development of the next generation of our nCounter system. Decreases in Prosigna clinical study costs of $1.0 million, after completion of the ABCSG8 study in late 2012, partially offset the increases.

 

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Selling, General and Administrative Expense

 

     Year Ended December 31,      Change 2013 v. 2012  
     2013      2012      Dollars      Percentage  
     (Dollars in thousands)  

Selling, general and administrative expense

   $   29,912       $   15,486       $   14,426         93

The increase in 2013 was primarily attributable to $6.8 million of increased staffing and personnel-related costs to support sales and marketing and administration; $2.8 million of increased external marketing and other consulting costs related to the commercial launch of Prosigna; $2.5 million of increased legal costs, $0.5 million of increased facility-related costs, and $1.1 million of increased corporate professional fees and other public company costs.

Other Income (Expense)

 

     Year Ended December 31,      Change 2013 v. 2012  
     2013      2012      Dollars      Percentage  
     (Dollars in thousands)  

Interest income

   $ 68       $         21       $ 47         224

Interest expense

     (1,942      (804      (1,138      142   

Other expense

     (66      (29      (37      128   

Revaluation of preferred stock warrant liability

         1,156         (387      1,543         (399
  

 

 

    

 

 

    

 

 

    

Total other income (expense)

$ (784 $ (1,199 $ 415      (35
  

 

 

    

 

 

    

 

 

    

The increase in interest expense in 2013 was driven by increased borrowing under our credit facility during 2012 and 2013, from $1.5 million as of December 31, 2011 to $13.0 million as of December 31, 2012 and to $18.0 million as of December 31, 2013.

The increase in other income from the revaluation of the preferred stock warrant liability resulted from a re-measurement of the fair value of preferred stock warrants using the Black-Scholes option pricing model, which was primarily impacted by a decrease in the valuation of the underlying stock. Upon closing of our initial public offering in July 2013, all outstanding warrants to purchase preferred stock converted into warrants to purchase common stock. As a result, the preferred stock warrant liability was reclassified to stockholders’ equity.

Liquidity and Capital Resources

As of December 31, 2014, we had cash, cash equivalents and short-term investments of $72.2 million, compared to $42.7 million as of December 31, 2013. We believe our existing cash, cash equivalents and short-term investments will be sufficient to meet our working capital and capital expenditure needs for at least the next 12 months. However, we may need to raise additional capital to expand the commercialization of our products, fund our operations and further our research and development activities. Our future funding requirements will depend on many factors, including: market acceptance of our products; the cost and timing of establishing additional sales, marketing and distribution capabilities; the cost of our research and development activities; the cost and timing of regulatory clearances or approvals; the effect of competing technological and market developments; the nature and timing of any additional companion diagnostic development collaborations we may establish; and the extent to which we acquire or invest in businesses, products and technologies, although we currently have no commitments or agreements relating to any of these types of transactions.

If we require additional funds in the future, we may not be able to obtain such funds on acceptable terms, or at all. If we raise additional funds by issuing equity or equity-linked securities, our stockholders may experience dilution. Debt financing, if available, may involve covenants restricting our operations or our ability to incur additional debt. Any debt or additional equity financing that we raise may contain terms that are not favorable to us or our stockholders. If we raise additional funds through collaboration and licensing arrangements with third

 

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parties, it may be necessary to relinquish some rights to our technologies or our products, or grant licenses on terms that are not favorable to us. If we are unable to raise adequate funds, we may have to liquidate some or all of our assets, or delay, reduce the scope of or eliminate some or all of our development programs. If we do not have, or are not able to obtain, sufficient funds, we may have to delay development or commercialization of our products or license to third parties the rights to commercialize products or technologies that we would otherwise seek to commercialize. We also may have to reduce marketing, customer support or other resources devoted to our products or cease operations.

Sources of Funds

Our cash used in operations for the year ended December 31, 2014 was $38.1 million and we expect to continue to require cash to fund our operations for at least the next several years.

In January 2014, we completed an underwritten public offering of common stock for total gross proceeds of $55.0 million. In February 2014, the underwriters partially exercised an overallotment option, purchasing additional shares from us for additional gross proceeds of $6.4 million. After underwriters’ fees and commissions and other expenses of the offering, our aggregate net proceeds were approximately $57.0 million.

In April 2014, we entered into a term loan agreement under which we may borrow up to $45.0 million, or up to an aggregate of approximately $51.0 million if we elect to exercise in full an option to defer payment of a portion of the interest that would accrue on the borrowing under the term loan agreement. Upon initial closing, we borrowed $20.0 million, the proceeds of which were primarily used to repay the outstanding balance under our former credit facility plus a related $1.0 million end of term payment, a $0.3 million make-whole premium, and interest accrued. We incurred and recorded a total charge to interest expense of $1.4 million related to the repayment of our former credit facility, including a loss on extinguishment of debt of $0.6 million. In October 2014, we borrowed an additional $10.0 million under the term loan agreement. Up to an additional $15.0 million, in increments of $5.0 million, may be borrowed under the agreement no later than May 2015, subject to a revenue requirement, which was met as of December 31, 2014. All borrowings under the new term loan agreement accrue interest at 12.5% annually, payable quarterly, of which 3.5% can be deferred during the first four years of the term at our option and paid together with the principal. We exercised our option to defer payment of the 3.5% accrued interest for the six months ended December 31, 2014. We are required to pay only interest for the first five years of the term. Principal payments are due in four equal installments during the sixth year of the term. We have the option to prepay the term loans, in whole or in part, at any time subject to payment of a redemption fee of up to 4%, which declines over the term. The term loan agreement contains customary conditions to borrowings, events of default and negative covenants, including covenants that could limit our ability to, among other things, incur additional indebtedness, liens or other encumbrances, make dividends or other distributions; buy, sell or transfer assets; engage in any new line of business; and enter into certain transactions with affiliates. The new term loan agreement also includes a $2.0 million minimum liquidity covenant and minimum annual revenue requirements, which shall initially be $40.0 million for 2014 with annual increases of $15.0 million for each subsequent fiscal year thereafter. If our actual revenues are below the minimum annual revenue requirement for any given year, we may avoid a related default by generating proceeds from an equity or subordinated debt issuance equal to the shortfall between our actual revenues and the minimum revenue requirement. We were in compliance with our covenants as of December 31, 2014. Our obligations under the new term loan agreement are collateralized by substantially all of our assets.

In July 2013, we raised $54.0 million, before offering expenses, in our initial public offering. Net of offering expenses, our initial public offering generated approximately $47.4 million. In April 2013, we incurred $5.0 million of the remaining term loan borrowings under our previous credit facility.

Use of Funds

Our principal uses of cash are funding our operations, satisfaction of our obligations under our debt instruments, and other working capital requirements. Over the past several years, our revenue has increased

 

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significantly from year to year and, as a result, our cash flows from customer collections have increased. However, our operating expenses have also increased as we have invested in growing our existing research business, developing and commercializing Prosigna, and supporting our companion diagnostic collaboration with Celgene. As a result, our cash used in operating activities has increased. Our operating cash requirements may increase in the future as we (1) increase sales and marketing activities to expand the installed base of our nCounter Analysis Systems among research customers and clinical laboratories, and continue to promote consumable usage, including Prosigna, (2) commercialize, and conduct studies to expand the clinical utility of Prosigna and develop new diagnostic tests, such as LST for DLBCL, and (3) develop new applications, chemistry and instruments for our nCounter platform, as we cannot be certain our revenues will grow sufficiently to offset our operating expense increases.

We may need to raise additional funds to support our operations, and such funding may not be available to us on acceptable terms, or at all. If we are unable to raise additional funds when needed, our operations and ability to execute our business strategy could be adversely affected. We may seek to raise additional funds through equity, equity-linked or debt financings. If we raise additional funds through the incurrence of indebtedness, such indebtedness would have rights that are senior to holders of our equity securities and could contain covenants that restrict our operations. Any additional equity financing may be dilutive to our stockholders.

Historical Cash Flow Trends

The following table shows a summary of our cash flows for the periods indicated:

 

     Year Ended December 31,  
     2014      2013      2012  
     (In thousands)  

Cash used in operating activities

   $ (38,061    $ (31,346    $ (14,808

Cash used in investing activities

     (24,275      (32,955      (428

Cash provided by financing activities

     69,566         52,550         26,060   

Operating Cash Flows

We derive operating cash flows from cash collected from the sale of our products and services and, beginning in 2014, from collaborations. These cash flows received are outweighed by our use of cash for operating expenses to support the growth of our business. As a result, we have historically experienced negative cash flows from operating activities and this will likely continue for the foreseeable future.

Net cash used in operating activities for 2014 consisted of our net loss of $50.0 million partially offset by $4.7 million of changes in our operating assets and liabilities, including $8.8 million of deferred revenue from the Celgene collaboration, and $7.3 million of net non-cash income and expense items, such as depreciation and amortization, amortization of debt discount, amortization of premium on short-term investments, loss on extinguishment of debt, accrued interest converted to principal balance of term loan and stock-based compensation.

Net cash used in operating activities for 2013 consisted of our net loss of $29.3 million and $3.8 million of changes in our operating assets and liabilities. These uses were partially offset by $1.8 million of net non-cash income and expense items, such as depreciation and amortization, stock-based compensation and change in the fair value of preferred stock warrants.

Net cash used in operating activities for 2012 consisted of our net loss of $17.7 million and changes in our operating assets and liabilities of $0.4 million, which were partially offset by $3.3 million of non-cash expense items such as depreciation and amortization, stock-based compensation, revaluation of preferred stock warrant liability and amortization of debt discounts and issuance cost.

 

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Investing Cash Flows

Our most significant investing activities for the years ended December 31, 2014 and 2013 were related to the purchase and sale of short-term investments. Because we manage our cash usage with respect to our total cash, cash equivalents and short-term investments, we do not consider these cash flows to be important to an understanding of our liquidity and capital resources.

In the years ended December 31, 2014, 2013 and 2012, we purchased $1.9 million, $0.8 million, and $0.4 million respectively, of property and equipment required to support the growth and expansion of our operations.

Financing Cash Flows

Historically, we have funded our operations through the issuance of equity securities and the incurrence of indebtedness.

Net cash provided by financing activities for 2014 consisted of net proceeds of $57.0 million from our public offering of common stock, proceeds of $30.0 million from our new term loan agreement, Employee Stock Purchase Plan proceeds of $1.0 million, $0.4 million of proceeds from the exercise of stock options, and net proceeds of $0.2 million from the exercise of common stock warrants. These proceeds were partially offset by the repayment of the outstanding balance under our former credit facility in the amount of $18.2 million, payment of deferred costs related to our new term loan agreement in the amount of $0.8 million, and repurchase of shares related to common stock warrant exercise of $0.1 million.

Net cash provided by financing activities for 2013 consisted of net proceeds of $47.4 million from our initial public offering, proceeds from term loan borrowings of $5.0 million and proceeds from exercise of stock options of $0.4 million. These proceeds were partially offset by repayments of borrowings of $0.2 million.

For 2012, net cash provided by financing activities consisted of $13.0 million of borrowing under our credit facility and $15.1 million from the issuance of Series E preferred stock. This was partially offset by repayments of borrowings under our 2010 loan and security agreement of $1.7 million and payments related to deferred offering costs of $0.6 million.

Contractual Obligations

The following table reflects a summary of our contractual obligations as of December 31, 2014.

 

     Payments due by period  

Contractual Obligations(1)

   Total      Less than 1
Year
     1-3 Years      3-5 Years      More than 5
Years
 
     (In thousands)  

Lease obligations(2)

   $ 43,959       $ 2,784       $ 7,023       $ 7,814       $ 26,338   

Long-term debt obligations(3)

     30,926         251         255         22,815         7,605   

Inventory purchase obligations(4)

     6,749         6,749         —           —           —     
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

Total

$ 81,634    $ 9,784    $ 7,278    $
30,629
  
$
33,943
  
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

 

(1) Excludes royalty obligations based on net sales of products, including royalties payable to the Institute for Systems Biology, as any such amounts are not currently determinable.
(2) Lease costs are primarily for office, laboratory and manufacturing space.
(3) Includes principal and interest on long-term debt obligations.
(4) Purchase obligations consist of contractual and legally binding commitments under outstanding purchase orders to purchase long lead time inventory items.

 

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Critical Accounting Policies and Significant Estimates

Our discussion and analysis of our financial condition and results of operations are based upon our financial statements which have been prepared in accordance with U.S. generally accepted accounting principles, or GAAP. The preparation of these financial statements requires us to make estimates and judgments that affect the reported amounts of assets and liabilities and related disclosure of contingent assets and liabilities, revenue and expenses at the date of the financial statements. Generally, we base our estimates on historical experience and on various other assumptions in accordance with GAAP that we believe to be reasonable under the circumstances. Actual results may differ from these estimates.

Critical accounting policies and estimates are those that we consider the most important to the portrayal of our financial condition and results of operations because they require our most difficult, subjective or complex judgments, often as a result of the need to make estimates about the effect of matters that are inherently uncertain. Our critical accounting policies and estimates include those related to:

 

    revenue recognition;

 

    stock-based compensation;

 

    inventory valuation;

 

    fair value measurements; and

 

    income taxes.

Revenue Recognition

We generate the majority of our revenue from sales of products and services. Our products consist of our proprietary nCounter Analysis Systems and related consumables. Services consist of extended service contracts and service fees for assay processing.

Revenue is recognized when all of the following criteria are met: (1) persuasive evidence of an arrangement exists; (2) delivery has occurred or services have been rendered; (3) the price to the customer is fixed or determinable; and (4) collectability is reasonably assured. The evaluation of these revenue recognition criteria requires significant management judgment. For instance, we use judgment to assess collectability based on factors such as the customer’s creditworthiness and past collection history, if applicable. If we determine that collection of a payment is not reasonably assured, revenue recognition is deferred until receipt of payment. We also use judgment to assess whether a price is fixed or determinable including but not limited to, reviewing contractual terms and conditions related to payment terms.

Instruments, consumables and in vitro diagnostic kits are considered to be separate units of accounting as they are sold separately and revenue is recognized upon transfer of ownership, which is generally upon shipment. Instrument revenue related to installation and calibration services is recognized when services are rendered. For instruments sold for use primarily to run Prosigna assays, training must be provided prior to instrument revenue recognition. Instrument revenue from leased instruments is recognized ratably over the lease term.

Some of our sales arrangements involve the delivery or performance of multiple products or services. Significant interpretation is sometimes required to determine the appropriate accounting, including whether the deliverables specified in a multiple element arrangement should be treated as separate units of accounting for revenue recognition purposes, and, if so, how the related sales price should be allocated among the elements, when to recognize revenue for each element, and the period over which revenue should be recognized. Revenue recognition for arrangements with multiple deliverables is based on the individual units of accounting determined to exist in the arrangement. A delivered element is considered a separate unit of accounting when the delivered element has value to the customer on a stand-alone basis. Elements are considered to have stand-alone value when they are sold separately or when the customer could resell the element on a stand-alone basis.

 

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For multiple-element arrangements, we allocate arrangement consideration at the inception of the arrangement to the deliverables based on the relative selling price method. The selling price used for each deliverable is based on vendor-specific objective evidence, or VSOE, if available, third-party evidence, or TPE, if VSOE is not available, or best estimated selling price, or BESP, if neither VSOE nor TPE is available. BESP is determined in a manner consistent with that used to establish the price to sell the deliverable on a stand-alone basis. To date, selling prices have been established by reference to VSOE based on stand-alone sales transactions for each deliverable. VSOE is considered to have been established when a substantial majority of individual sales transactions within the previous 12-month period fall within a reasonably narrow range, which we have defined to be plus or minus 15% of the median sales price of actual stand-alone sales transactions. Allocated revenue is only recognized for each deliverable when the revenue recognition criteria have been met.

Revenue from the sales of our products that are not part of multiple element arrangements is recognized when no significant obligations remain undelivered and collection of the receivables is reasonably assured, which is generally when delivery has occurred.

Accruals for estimated warranty expenses are made at the time that the associated revenue is recognized. We use judgment to estimate these accruals and, if we were to experience an increase in warranty claims or if costs of servicing our products under warranty were greater than our estimates, our cost of revenue could be adversely affected in future periods.

Revenue from the sales of our services is recognized when no significant obligations remain undelivered and collection of the receivables is reasonably assured, which is generally when delivery has occurred. We offer extended service contracts on our nCounter Analysis Systems for periods ranging from 12 to 36 months after the end of the standard 12-month warranty period. Revenue from extended service contracts is deferred and recognized in income on a straight-line basis over the contract period.

We enter into collaborative agreements that may generate upfront fees with subsequent milestone payments that may be earned upon the completion of development-related milestones. We are able to estimate the total cost of services to be provided under the arrangement and recognize collaboration revenue using a proportional performance model. Costs incurred to date compared to total expected costs are used to determine proportional performance, as this is considered to be representative of the delivery of outputs under the arrangements. Revenue recognized at any point in time is limited to cash received and amounts contractually due. Changes in estimates of total expected costs are accounted for prospectively as a change in estimate. From period to period, collaboration revenue can fluctuate substantially based on the achievement of development-related milestones.

Stock-based Compensation

We account for stock-based compensation at fair value. Stock-based compensation costs are recognized based on their grant date fair value estimated using the Black-Scholes option pricing model. Stock-based compensation expense recognized in the consolidated statements of operations is based on options ultimately expected to vest and has been reduced by an estimated forfeiture rate based on our historical and expected forfeiture patterns. We use the straight-line method of allocating compensation cost over the requisite service period of the related award.

Determining the fair value of stock-based awards at the grant date under the Black-Scholes option pricing model requires judgment, including estimating the value per share of our common stock, risk-free interest rate, expected term and dividend yield and volatility. The assumptions used in calculating the fair value of stock-based awards represent our best estimates based on management judgment and subjective future expectations. These estimates involve inherent uncertainties. If any of the assumptions used in the Black-Scholes option pricing model significantly change, stock-based compensation for future awards may differ materially from the awards granted previously.

 

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The expected term of options granted is based on historical experience of similar awards and expectations of future employee behavior. The risk-free interest rate for the expected term of the option is based on the U.S. Treasury yield curve in effect at the time of grant. We have not paid and do not anticipate paying cash dividends on our common stock; therefore, the expected dividend yield is assumed to be zero. We based our estimate of volatility on the estimated volatility of similar companies whose share prices are publicly available.

Prior to the closing of our initial public offering, we granted stock options at exercise prices believed to be equal to the fair value of the common stock underlying such options as determined by the board of directors, with input from management, on the date of grant. Because such grants occurred prior to the public trading of our common stock, the board of directors exercised significant judgment in determining the fair market value of our common stock. The valuations were consistent with the guidance and methods outlined in the AICPA Practice Aid Valuation of Privately-Held-Company Equity Securities Issued as Compensation, or AICPA Practice Aid, for all option grant dates. After the closing of the initial public offering, we granted stock options with exercise prices based on market prices.

Inventory Valuation

Inventory consists of raw materials, certain component parts to be used in manufacturing our products and finished goods. Inventory is stated at the lower of cost or market. Cost is determined using a standard cost system, whereby the standard costs are updated periodically to reflect current costs and market represents the lower of replacement cost or estimated net realizable value. We record adjustments to inventory for potentially excess, obsolete, slow-moving or impaired items. The business environment in which we operate is subject to rapid changes in technology and customer demand. We regularly review inventory for excess and obsolete products and components, taking into account product life cycle and development plans, product expiration and quality issues, historical experience and our current inventory levels. If actual market conditions are less favorable than anticipated, additional inventory adjustments could be required.

Fair Value Measurements

We establish the fair value of our assets and liabilities using the price that would be received to sell an asset or paid to transfer a financial liability in an orderly transaction between market participants at the measurement date. A fair value hierarchy is used to measure fair value. The three levels of the fair value hierarchy are as follows:

Level 1 — Quoted prices in active markets for identical assets and liabilities.

Level 2 — Quoted prices for similar instruments in active markets; quoted prices for identical or similar instruments in markets that are not active; and model-derived valuations in which all significant inputs and significant value drivers are observable in active markets.

Level 3 — Valuations derived from valuation techniques in which one or more significant inputs or significant value drivers are unobservable.

Prior to the closing of our initial public offering, we recorded preferred stock warrant liability at fair value. Preferred stock warrant liability was categorized as Level 3 because it was valued based on unobservable inputs and our judgment due to the absence of quoted market prices, inherent lack of liquidity and the long-term nature of such financial instruments. We performed a fair value assessment of the preferred stock warrant inputs on a quarterly basis using the Black-Scholes option pricing model. The assumptions used in the Black-Scholes option pricing model are inherently subjective and involve significant judgment. Changes in our judgments could have had a material impact on our results of operations and financial position. Any change in fair value was recognized as a component of other income (expense) on the consolidated statements of operations.

 

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Income Taxes

We use the liability method of accounting for income taxes. Deferred tax assets and liabilities are recognized for the future tax consequences attributable to the differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax basis. Deferred tax assets and liabilities are measured using enacted tax rates expected to be in effect when such assets and liabilities are recovered or settled. The effect on deferred tax assets and liabilities of a change in tax rates is recognized in the year that includes the enactment date. We determine deferred tax assets including net operating losses and liabilities, based on temporary differences between the book and tax bases of assets and liabilities. We believe that it is currently more likely than not that our deferred tax assets will not be realized, and as such, a full valuation allowance is required.

We utilize a two-step approach for evaluating uncertain tax positions. Step one, recognition, requires us to determine if the weight of available evidence indicates that a tax position is more likely than not to be sustained upon audit, including resolution of related appeals or litigation processes, if any. If a tax position is not considered “more likely than not” to be sustained, no benefits of the position are recognized. If we determine that a position is “more likely than not” to be sustained, then we proceed to step two, measurement, which is based on the largest amount of benefit which is more likely than not to be realized on effective settlement. This process involves estimating our actual current tax exposure, including assessing the risks associated with tax audits, together with assessing temporary differences resulting from the different treatment of items for tax and financial reporting purposes. If actual results differ from our estimates, our net operating loss and credit carryforwards could be materially impacted.

At December 31, 2014, we had federal net operating loss carryforwards, or NOLs, of approximately $136.6 million and federal research and experimentation credit carryforwards of approximately $2.3 million, which may be used to reduce future taxable income or offset income taxes due. These NOLs and credit carryforwards expire beginning in 2023 through 2033.

Our realization of the benefits of the NOLs and credit carryforwards is dependent on sufficient taxable income in future fiscal years. We have established a valuation allowance against the carrying value of our deferred tax assets, as it is not currently more likely than not that we will be able to realize these deferred tax assets. In addition, utilization of NOLs and credits to offset future income subject to taxes may be subject to substantial annual limitations due to the “change in ownership” provisions of the Internal Revenue Code of 1986, or the Code, and similar state provisions. We may have already experienced one or more ownership changes. Depending on the timing of any future utilization of our carryforwards, we may be limited as to the amount that can be utilized each year as a result of such previous ownership changes. However, we do not believe such limitations will cause our NOL and credit carryforwards to expire unutilized. Future changes in our stock ownership as well as other changes that may be outside our control could potentially result in further limitations on our ability to utilize our net operating loss and tax credit carryforwards.

We do not anticipate that the amount of our existing unrecognized tax benefits will significantly increase or decrease within the next 12 months. Due to the presence of NOLs in most jurisdictions, our tax years remain open for examination by taxing authorities back to the inception of the company.

Recent Accounting Pronouncements

As an “emerging growth company” the JOBS Act allows us to delay adoption of new or revised accounting pronouncements applicable to public companies until such pronouncements are made applicable to private companies. As a result, our financial statements may not be comparable to the financial statements of issuers who are required to comply with the effective dates for new or revised accounting standards that are applicable to public companies.

In May 2014, the Financial Accounting Standards Board (“FASB”) issued an accounting standards update entitled “ASU 2014-09, Revenue from Contracts with Customers.” The standard requires entities to recognize

 

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revenue through the application of a five step model, which includes identification of the contract, identification of the performance obligations, determination of the transaction price, allocation of the transaction price to the performance obligations, and recognition of revenue as the entity satisfies the performance obligations. The standard will become effective for us beginning January 1, 2017. We are currently evaluating the guidance to determine the potential impact on our consolidated results of operations, financial condition, cash flows, and financial statement disclosures.

In June 2014, FASB issued an accounting standards update entitled “ASU 2014-12, Compensation – Stock Compensation.” The standard requires entities that grant their employees share-based payments in which the terms of the award provide that a performance target that affects vesting and that could be achieved after the requisite service period be treated as a performance condition. The standard will become effective for us beginning January 1, 2016. We are currently evaluating the guidance to determine the potential impact on our consolidated results of operations, financial condition, cash flows, and financial statement disclosures.

In August 2014, FASB issued an accounting standards update entitled “ASU 2014-15, Presentation of Financial Statements – Going Concern.” The standard requires entities to evaluate for each annual and interim reporting period, whether there are conditions or events, considered in the aggregate, that raise substantial doubt about the entity’s ability to continue as a going concern within one year after the date that the financial statements are issued (or within one year after the date that the financial statements are available to be issued when applicable). The standard will become effective for us beginning January 1, 2017.

Off-Balance Sheet Arrangements

We do not have any relationships with unconsolidated entities or financial partnerships, such as entities often referred to as structured finance or special purpose entities, which would have been established for the purpose of facilitating off-balance sheet arrangements or for any other contractually narrow or limited purpose.

Inflation

We do not believe that inflation has had a material effect on our business, financial condition or results of operations. If our costs were to become subject to significant inflationary pressures, we may not be able to fully offset such higher costs through price increases. Our inability or failure to do so could adversely affect our business, financial condition and results of operations.

Item 7A. Quantitative and Qualitative Disclosures About Market Risk

We are exposed to various market risks, including changes in commodity prices and interest rates. Market risk is the potential loss arising from adverse changes in market rates and prices. Prices for our products are largely denominated in U.S. dollars and, as a result, we do not face significant risk with respect to foreign currency exchange rates.

Interest Rate Risk

Generally, our exposure to market risk has been primarily limited to interest income sensitivity, which is affected by changes in the general level of U.S. interest rates, particularly because the majority of our investments are in short-term debt securities. The primary objective of our investment activities is to preserve principal while at the same time maximizing the income we receive without significantly increasing risk. To minimize risk, we maintain our portfolio of cash, cash equivalents and short-term investments in a variety of interest-bearing instruments, which have included U.S. government and agency securities, high-grade U.S. corporate bonds, asset-backed securities, and money market funds. Declines in interest rates, however, would reduce future investment income. A 10% decline in interest rates, occurring on January 1, 2015 and sustained throughout the period ending December 31, 2015, would not be material.

 

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As of December 31, 2014, the principal and accrued interest outstanding under our term borrowings was $30.9 million. The interest rates on our term borrowings under our credit facility are fixed. If overall interest rates had increased by 10% during the periods presented, our interest expense would not have been affected.

Foreign Currency Exchange Risk

As we continue to expand internationally our results of operations and cash flows will become increasingly subject to fluctuations due to changes in foreign currency exchange rates. Historically, a majority of our revenue has been denominated in U.S. dollars, although we sell our products and services directly in certain markets outside of the United States denominated in local currency, principally the Euro. Our expenses are generally denominated in the currencies in which our operations are located, which is primarily in the United States. The effect of a 10% adverse change in exchange rates on foreign denominated cash, receivables and payables would not have been material for the periods presented. As our operations in countries outside of the United States grow, our results of operations and cash flows will be subject to potentially greater fluctuations due to changes in foreign currency exchange rates, which could harm our business in the future. To date, we have not entered into any material foreign currency hedging contracts although we may do so in the future.

 

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Item 8. Financial Statements and Supplementary Data

INDEX TO CONSOLIDATED FINANCIAL STATEMENTS

NANOSTRING TECHNOLOGIES, INC.

 

     Page(s)  

Financial Statements:

  

Report of Independent Registered Public Accounting Firm

     75   

Consolidated Balance Sheets

     76   

Consolidated Statements of Operations

     77   

Consolidated Statements of Comprehensive Loss

     78   

Consolidated Statements of Changes in Mandatorily Redeemable Convertible Preferred Stock and Stockholders’ (Deficit) Equity

     79   

Consolidated Statements of Cash Flows

     80   

Notes to Consolidated Financial Statements

     81   

 

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Report of Independent Registered Public Accounting Firm

To the Board of Directors and Stockholders of NanoString Technologies, Inc.

In our opinion, the accompanying consolidated balance sheets and the related consolidated statements of operations, of comprehensive loss, of changes in mandatorily redeemable convertible preferred stock and stockholders’ equity (deficit) and of cash flows present fairly, in all material respects, the financial position of NanoString Technologies, Inc. (the “Company”) at December 31, 2014 and 2013, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2014 in conformity with accounting principles generally accepted in the United States of America. These financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on these financial statements based on our audits. We conducted our audits of these statements in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

/s/ PricewaterhouseCoopers LLP

Seattle, Washington

March 13, 2015

 

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NanoString Technologies, Inc.

Consolidated Balance Sheets

 

     December 31,  
     2014      2013  
     (In thousands, except par value
amounts)
 

Assets

     

Current assets:

     

Cash and cash equivalents

   $ 17,223      $ 9,941  

Short-term investments

     55,002        32,715  

Accounts receivable, net

     12,436        8,331  

Inventory

     5,444        6,750  

Prepaid expenses and other

     5,242        2,999  
  

 

 

    

 

 

 

Total current assets

  95,347     60,736  

Restricted cash

  143     201  

Deferred offering costs

  —       29  

Property and equipment, net

  6,366     3,065  

Other assets

  892     341  
  

 

 

    

 

 

 

Total assets

$ 102,748   $ 64,372  
  

 

 

    

 

 

 

Liabilities and Stockholders’ Equity

Current liabilities:

Accounts payable

$ 3,380   $ 3,354  

Accrued liabilities

  10,403     7,088  

Deferred revenue, current portion

  4,627     1,462  

Deferred rent, current portion

  147     590  

Long-term debt, current portion

  251     6,136  
  

 

 

    

 

 

 

Total current liabilities

  18,808     18,630  

Deferred revenue, net of current portion

  7,135     803  

Deferred rent, net of current portion

  1,317     1,313  

Long-term debt, net of current portion

  30,675     12,157  
  

 

 

    

 

 

 

Total liabilities

  57,935     32,903  
  

 

 

    

 

 

 

Commitments and contingencies (Note 15)

Stockholders’ equity

Preferred stock, $0.0001 par value, 15,000 shares authorized; none issued

  —       —    

Common stock, $0.0001 par value, 150,000 shares authorized; 18,272 and 14,620 shares issued and outstanding at December 31, 2014 and 2013, respectively

  2     1  

Additional paid-in-capital

  221,724     158,278  

Other comprehensive income (loss)

  (43   22  

Accumulated deficit

  (176,870   (126,832
  

 

 

    

 

 

 

Total stockholders’ equity

  44,813     31,469  
  

 

 

    

 

 

 

Total liabilities and stockholders’ equity

$ 102,748   $ 64,372  
  

 

 

    

 

 

 

The accompanying notes are an integral part of these consolidated financial statements.

 

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NanoString Technologies, Inc.

Consolidated Statements of Operations

 

     Years Ended December 31,  
     2014      2013      2012  
     (In thousands, except per share amounts)  

Revenue:

        

Product and service

   $ 44,497      $ 31,403      $ 22,973  

Collaboration

     3,096        —          —    
  

 

 

    

 

 

    

 

 

 

Total revenue

  47,593     31,403     22,973  
  

 

 

    

 

 

    

 

 

 

Costs and expenses:

Cost of product and service revenue

  21,149     15,009     12,361  

Research and development

  21,404     14,979     11,635  

Selling, general and administrative

  51,063     29,912     15,486  
  

 

 

    

 

 

    

 

 

 

Total costs and expenses

  93,616     59,900     39,482  
  

 

 

    

 

 

    

 

 

 

Loss from operations

  (46,023   (28,497   (16,509
  

 

 

    

 

 

    

 

 

 

Other income (expense):

Interest income

  272     68     21  

Interest expense

  (4,140   (1,942   (804

Other expense

  (147   (66   (29

Revaluation of preferred stock warrant liability

      1,156     (387
  

 

 

    

 

 

    

 

 

 

Total other income (expense)

  (4,015   (784   (1,199
  

 

 

    

 

 

    

 

 

 

Net loss

  (50,038   (29,281   (17,708

Accretion of mandatorily redeemable convertible preferred stock

      (4,653   (7,533
  

 

 

    

 

 

    

 

 

 

Net loss attributable to common stockholders

$ (50,038 $ (33,934 $ (25,241
  

 

 

    

 

 

    

 

 

 

Net loss per share—basic and diluted

$ (2.80 $ (4.44 $ (71.10
  

 

 

    

 

 

    

 

 

 

Weighted average shares used in computing basic and diluted net loss per share

  17,839     7,643     355  
  

 

 

    

 

 

    

 

 

 

 

The accompanying notes are an integral part of these consolidated financial statements

 

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NanoString Technologies, Inc.

Consolidated Statements of Comprehensive Loss

 

     Years Ended December 31,  
     2014     2013     2012  
     (In thousands)  

Net loss

   $ (50,038   $ (29,281   $ (17,708

Other comprehensive loss:

      

Unrealized gain (loss) on short-term investments

     (65     22       —    
  

 

 

   

 

 

   

 

 

 

Comprehensive loss

$ (50,103 $ (29,259 $ (17,708
  

 

 

   

 

 

   

 

 

 

 

 

 

 

The accompanying notes are an integral part of these consolidated financial statements.

 

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NanoString Technologies, Inc.

Consolidated Statements of Changes in Mandatorily Redeemable Convertible Preferred Stock and Stockholders’ (Deficit) Equity

Period From December 31, 2011 Through December 31, 2014

 

  Series A Preferred
Stock
  Series B Preferred
Stock
  Series C Preferred
Stock
  Series D Preferred
Stock
  Series E Preferred
Stock
  Common Stock   Additional
Paid-in

Capital
  Other
Comprehensive

Income
  Accumulated
Deficit
  Total
Stockholders’
(Deficit)

Equity
 
  Shares   Amount   Shares   Amount   Shares   Amount   Shares   Amount   Shares   Amount   Shares   Amount  
      (In thousands, except share amounts)  

Balances at December 31, 2011

  557,339    $ 14,383      515,836    $ 12,793      3,551,060    $ 35,614      2,430,054    $ 18,167      —      $ —        324,529    $ —      $ —      $ —      $ (69,451 $ (69,451

Issuance of Series E preferred stock, net of issuance costs of $185

  —        —        —        —        —        —        —        —        1,063,951      15,132      —        —        —        —        —        —     

Accretion of preferred stock

  —        1,222      —        1,072      —        2,978      —        2,156      —        105      —        —        (932   —        (6,601   (7,533

Exercise of stock options

  —        —        —        —        —        —        —        —        —        —        85,135      —        183      —        —        183   

Exercise of common stock warrant

  —        —        —        —        —        —        —        —        —        —        1,562      —        4      —        —        4   

Stock-based compensation

  —        —        —        —        —        —        —        —        —        —        —        —        745      —        —        745   

Net loss

  —        —        —        —        —        —        —        —        —        —        —        —        —        —        (17,708   (17,708
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Balances at December 31, 2012

  557,339      15,605      515,836      13,865      3,551,060      38,592      2,430,054      20,323      1,063,951      15,237      411,226      —        —        —        (93,760   (93,760

Accretion of preferred stock

  —        683      —        577      —        1,604      —        1,140      —        649      —        —        (862   —        (3,791   (4,653

Issuance of common stock from initial public offering net of issuance costs of $7,180

  —        —        —        —        —        —        —        —        —        —        5,400,000      —        46,820      —        —        46,820   

Conversion of preferred stock into common stock at initial public offering

  (557,339   (16,288   (515,836   (14,442   (3,551,060   (40,196   (2,430,054   (21,463   (1,063,951   (15,886   8,631,427      1      108,274      —        —        108,275   

Conversion of warrants from warrants for preferred stock to warrants for common stock

  —        —        —        —        —        —        —        —        —        —        —        —        2,514      —        —        2,514   

Exercise of stock options

  —        —        —        —        —        —        —        —        —        —        177,165      —        387      —        —        387   

Stock-based compensation

  —        —        —        —        —        —        —        —        —        —        —        —        1,145      —        —        1,145   

Net loss

  —        —        —        —        —        —        —        —        —        —        —        —        —        —        (29,281   (29,281

Other comprehensive income

  —        —        —        —        —        —        —        —        —        —        —        —        —        22      —        22   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Balances at December 31, 2013

  —        —        —        —        —        —        —        —        —        —        14,619,818      1      158,278      22      (126,832   31,469   

Issuance of common stock net of issuance costs of $4,413

  —        —        —        —        —        —        —        —        —        —        3,318,917      1      56,986      —        —        56,987   

Exercise of common stock warrants, net

  —        —        —        —        —        —        —        —        —        —        27,269      —        136      —        —        136   

Issuance of common stock for employee stock purchase plan

  —        —        —        —        —        —        —        —        —        —        141,386      —        987      —        —        987   

Exercise of stock options

  —        —        —        —        —        —        —        —        —        —        164,394      —        411      —        —        411   

Stock-based compensation

  —        —        —        —        —        —        —        —        —        —        —        —        4,926      —        —        4,926   

Net loss

  —        —        —        —        —        —        —        —        —        —        —        —        —        —        (50,038   (50,038

Other comprehensive loss

  —        —        —        —        —        —        —        —        —        —        —        —        —        (65   —        (65
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Balances at December 31, 2014

  —      $ —        —      $ —        —      $ —        —      $ —        —      $ —        18,271,784    $ 2    $ 221,724    $ (43 $ (176,870 $ 44,813   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

The accompanying notes are an integral part of these consolidated financial statements.

 

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NanoString Technologies, Inc.

Consolidated Statements of Cash Flows

 

     Years Ended December 31,  
     2014     2013     2012  
     (In thousands)  

Operating activities:

      

Net loss

   $ (50,038   $ (29,281   $ (17,708

Adjustments to reconcile net loss to net cash used in operating activities

      

Depreciation and amortization

     1,539       1,777       1,947  

Amortization of debt discount

     51       213       136  

Stock-based compensation

     4,926       1,145       745  

Revaluation of preferred stock warrant liability

     —          (1,156     387  

Loss on extinguishment of debt

     581        —          —     

Amortization of premium on short-term investments

     86        (518     —     

Interest accrued on long-term debt

     (348     259       90  

Conversion of accrued interest to long-term debt

     420       —          —     

Loss on disposal of property and equipment

     —          1       3  

Gain on sale of investments

     (5     —          —     

Changes in operating assets and liabilities

      

Accounts receivable, net

     (4,109     (5,009     (210

Inventory

     (1,252     (1,370     (1,884

Prepaid expenses and other

     (2,132     (1,679     221  

Other

     (70     (268     118  

Accounts payable

     21       1,601       103  

Accrued liabilities

     3,379       2,678       1,830  

Deferred revenue

     9,497       1,025       146  

Deferred rent

     (607     (764     (732
  

 

 

   

 

 

   

 

 

 

Net cash used in operating activities

     (38,061     (31,346     (14,808
  

 

 

   

 

 

   

 

 

 

Investing activities:

      

Purchases of property and equipment

     (1,900     (759     (428

Proceeds from sale of short-term investments

     4,500       —          —     

Proceeds from maturity of short-term investments

     35,977       —          —     

Purchases of short-term investments

     (62,911     (32,175     —     

Decrease (increase) in restricted cash

     59       (21     —     
  

 

 

   

 

 

   

 

 

 

Net cash used in investing activities

     (24,275     (32,955     (428
  

 

 

   

 

 

   

 

 

 

Financing activities:

      

Proceeds from long-term debt

     30,000       5,000       13,000  

Deferred costs related to long-term debt

     (770     —          —     

Repayment of long-term debt

     (18,214     (211     (1,706

Proceeds from public offering

     57,015       47,374       —     

Proceeds from exercise of common stock warrants

     230       —          —     

Proceeds from issuance of common stock for employee stock purchase plan

     988       —          —     

Proceeds from issuance of preferred stock and warrants

     —          —          15,132  

Repurchase of shares related to common stock warrant exercise

     (94     —          —     

Deferred offering costs

     —          —          (553

Proceeds from exercise of stock options

     411       387       187  
  

 

 

   

 

 

   

 

 

 

Net cash provided by financing activities

     69,566       52,550       26,060  
  

 

 

   

 

 

   

 

 

 

Net increase (decrease) in cash and cash equivalents

     7,230        (11,751     10,824  

Effect of exchange rate changes on cash and cash equivalents

     52        —          —     

Cash and cash equivalents:

      

Beginning of year

     9,941       21,692       10,868  
  

 

 

   

 

 

   

 

 

 

End of year

   $ 17,223     $ 9,941     $ 21,692  
  

 

 

   

 

 

   

 

 

 

Supplemental disclosures:

      

Accretion of preferred stock

   $ —        $ 4,653     $ 7,533  

Accrual of offering costs

     —          29       1,212  

Cash paid for interest

     3,479        1,474       563  

Rental instruments reclassified from inventory

     2,541        —          —     

Issuance of preferred stock warrants with debt

     —          138       648  

Conversion of convertible preferred stock to common stock

     —          108,275       —     

Conversion of convertible preferred stock warrants to common stock warrants

     —          2,514       —     

Non-cash capital lease

     262       410       —     

The accompanying notes are an integral part of these consolidated financial statements.

 

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NanoString Technologies, Inc.

Notes to Consolidated Financial Statements

1. Description of the Business

NanoString Technologies, Inc. (the “Company”) was incorporated in the state of Delaware on June 20, 2003. The Company’s headquarters is located in Seattle, Washington. The Company’s technology enables direct detection, identification and quantification of individual target molecules in a biological sample by attaching a unique color coded fluorescent reporter to each target molecule of interest. The Company markets its proprietary nCounter Analysis System, consisting of instruments and consumables, including its Prosigna Breast Cancer Assay, to academic, government and biopharmaceutical and clinical laboratory customers.

The Company has incurred losses to date and expects to incur additional losses in the foreseeable future. The Company continues to devote the majority of its resources to the growth of its business in accordance with its business plan. The Company’s activities have been financed primarily through the sale of equity securities and incurrence of indebtedness, and to a lesser extent, capital leases and other borrowings.

Reverse Stock Split

On June 12, 2013, the Company effected a 1-for-32 reverse stock split of its common stock and preferred stock. All share and per share information has been retroactively adjusted to reflect this reverse stock split.

Public Offerings

On June 25, 2013, the Company’s registration statement on Form S-1 was declared effective. This registration statement related to its initial public offering, in which the Company sold 5,400,000 shares of common stock at a price of $10.00 per share. The shares began trading on the NASDAQ Global Market on June 26, 2013. All outstanding shares of the Company’s mandatorily redeemable convertible preferred stock converted into shares of common stock in connection with the initial public offering. Following the initial public offering, there were no shares of preferred stock outstanding.

In January 2014, the Company completed an underwritten public offering of 2,972,972 shares of common stock for total gross proceeds of $55.0 million. In February 2014, the underwriters partially exercised an overallotment option, purchasing 345,945 additional shares from the Company for additional gross proceeds of $6.4 million. After underwriters’ fees and commissions and other expenses of the offering, the Company’s aggregate net proceeds were approximately $57.0 million.

2. Significant Accounting Policies

Accounting Principles

The consolidated financial statements and accompanying notes were prepared in accordance with accounting principles generally accepted in the United States of America (“U.S. GAAP”).

Principles of Consolidation

The accompanying consolidated financial statements reflect the accounts of the Company and its wholly-owned subsidiaries. Each of the subsidiaries operates as a sales and support office. The functional currency of each subsidiary is the U.S. dollar. All significant intercompany balances and transactions have been eliminated.

Use of Estimates

The preparation of consolidated financial statements in conformity with U.S. GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of

 

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contingent assets and liabilities at the date of the consolidated financial statements and that affect the reported amounts of revenue and expenditures during the reporting period. Actual results could differ from those estimates. Significant estimates inherent in the preparation of the accompanying consolidated financial statements include the estimation of the fair value of the Company’s equity securities, the calculation of stock-based compensation and the estimated future cost of ongoing collaboration agreements, for which revenues are recognized on a proportional performance basis.

Cash and Cash Equivalents

The Company considers all highly-liquid investments with purchased maturities of three months or less to be cash equivalents. The Company’s cash equivalents consist principally of funds maintained in depository accounts. The Company invests its cash and cash equivalents with major financial institutions; at times these investments exceed federally insured limits.

Investments

The Company classifies its securities as available-for-sale, which are reported at estimated fair value with unrealized gains and losses included in accumulated other comprehensive income (loss) in stockholders’ equity. Realized gains, realized losses and declines in the value of securities judged to be other-than-temporary, are included in other income (expense). The cost of investments for purposes of computing realized and unrealized gains and losses is based on the specific identification method. Amortization of premiums and accretion of discounts are included in other income (expense). Interest and dividends earned on all securities are included in other income (expense). Investments in securities with maturities of less than one year, or where management’s intent is to use the investments to fund current operations, or to make them available for current operations, are classified as short-term investments.

If the estimated fair value of a security is below its carrying value, the Company evaluates whether it is more likely than not that it will sell the security before its anticipated recovery in market value and whether evidence indicating that the cost of the investment is recoverable within a reasonable period of time outweighs evidence to the contrary. The Company also evaluates whether or not it intends to sell the investment. If the impairment is considered to be other-than-temporary, the security is written down to its estimated fair value. In addition, the Company considers whether credit losses exist for any securities. A credit loss exists if the present value of cash flows expected to be collected is less than the amortized cost basis of the security. Other-than-temporary declines in estimated fair value and credit losses are charged against other income (expense).

Accounts Receivable and Allowance for Doubtful Accounts

Accounts receivable are stated at the amount management expects to collect from customers based on their outstanding invoices. Management reviews accounts receivable regularly to determine if any receivable will potentially be uncollectible and to estimate the amount of allowance for doubtful accounts necessary to reduce accounts receivable to its estimated net realizable value by analyzing the status of significant past due receivables. The allowance for doubtful accounts was $63,000 and $0 as of December 31, 2014 and 2013, respectively. Additions to the allowance were $63,000 for the year ended December 31, 2014 and none for the years ended December 31, 2013 and 2012, respectively. There were no deductions during the years ended December 31, 2014, 2013, and 2012.

Concentration of Credit Risks

Cash, cash equivalents and short-term investments are invested in accordance with the Company’s investment policy. The policy includes guidelines for the investment of cash reserves and is reviewed periodically to minimize credit risk. The Company also has credit risk related to the collectability of its accounts

 

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receivable. The Company performs initial and ongoing evaluations of its customers’ financial position and generally extends credit on account without collateral.

The Company had no customers that individually represented more than 10% of total revenue during the years ended December 31, 2014, 2013 and 2012. The Company had one customer that represented more than 10% of total accounts receivable at December 31, 2014 and none at December 31, 2013.

The Company is also subject to supply chain risks related to the outsourcing of the manufacturing of its instruments to sole suppliers. Although there are a limited number of manufacturers for instruments of this type, the Company believes that other suppliers could provide similar products on comparable terms. A change in suppliers, however, could cause a delay in manufacturing and a possible loss of sales, which would adversely affect operating results.

Fair value of financial instruments

The recorded amounts of certain financial instruments, including cash and cash equivalents, accounts receivable, prepaid expenses and other assets, accounts payable and accrued liabilities approximate fair value due to their relatively short maturities. Investments that are classified as available-for-sale are recorded at fair value. The fair value for securities held is determined using quoted market prices, broker or dealer quotations, or alternative pricing sources with reasonable levels of price transparency. The recorded amount of the Company’s long-term debt approximates fair value because the related interest rates approximate rates currently available to the Company.

Inventory

Inventory consists of finished goods, work in process, raw materials and certain component parts to be used in manufacturing the Company’s products. Inventory is stated at the lower of cost or market. Cost is determined using a standard cost system, whereby the standard costs are updated periodically to reflect current costs and market represents the lower of replacement cost or estimated net realizable value. The Company records adjustments to inventory for potentially excess, obsolete, slow-moving or impaired items.

The Company outsources the manufacturing of its instruments to third-party contract manufacturers who manufacture them to certain specifications and source certain raw materials from sole source providers. Major delays in shipments, inferior quality, insufficient quantity or any combination of these or other factors may harm the Company’s business and results of operations. In addition, the inability of one or more of these suppliers to provide the Company with an adequate supply of its products or raw materials or the loss of one or more of these suppliers may cause a delay in the Company’s ability to fulfill orders while it obtains a replacement supplier and may harm the Company’s business and results of operations.

Property and Equipment

Property and equipment are recorded at cost, net of accumulated depreciation and amortization. Depreciation and amortization are computed using the straight-line method over the estimated useful lives of the assets. Manufacturing equipment is depreciated over five years, prototype systems are depreciated over two years, computer equipment is generally depreciated over three years, lease and loaner instruments are depreciated over one to five years, furniture and fixtures are depreciated over five years and leasehold improvements are amortized over the life of the related assets or the term of the lease, whichever is less. Expenditures for additions are capitalized and expenditures for maintenance and repairs are expensed as incurred. Gains and losses from the disposal of property and equipment are reflected in the consolidated statements of operations in the year of disposition.

 

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Leases and Leasehold Improvements

Rent expense for leases that provide for scheduled rent increases during the lease term is recognized on a straight-line basis over the term of the related lease. Leasehold improvements that are funded by landlord incentives or allowances are recorded in property and equipment and as a component of deferred rent and are amortized as a reduction of rent expense over the term of the related lease.

Impairment of Long-Lived Assets

The Company recognizes impairment losses on long-lived assets when indicators of impairment are present and the anticipated undiscounted cash flows to be generated by those assets are less than the asset’s carrying values. The Company has not experienced any impairment losses on its long-lived assets during the periods presented.

Deferred Offering Costs

Deferred offering costs represent legal, accounting and other direct costs related to the Company’s efforts to raise capital through public offerings of the Company’s common stock. Costs are deferred until the completion of the applicable offering, at which time they are reclassified to additional paid-in capital as a reduction of the proceeds. The Company had no such deferred costs recorded as of December 31, 2014 and had recorded approximately $29,000 of deferred offering costs as a non-current asset as of December 31, 2013.

Segments

Operating segments are defined as components of an entity for which separate financial information is available and evaluated regularly by the chief operating decision maker in deciding how to allocate resources and in assessing performance. The Company’s chief operating decision maker is the chief executive officer, who manages the operations and evaluates the financial performance on a total Company basis. The Company’s principal operations and decision-making functions are located at its corporate headquarters in the United States.

Until the fourth quarter of 2013, the Company operated in two reportable segments, its life sciences business and its diagnostics business. In November 2013, the Company’s nCounter Dx Analysis System FLEX Configuration was launched, enabling customers to perform both research and diagnostic testing on the same instrument. The Company has one sales force that now sells these systems to both research and clinical testing labs, and has launched its first product, nCounter Elements reagents, that can be used for both research and diagnostic testing. As a result of these fundamental changes to its business, the Company began operating as a single reportable segment during the fourth quarter of 2013.

Revenue Recognition

The Company recognizes revenue when (1) persuasive evidence of an arrangement exists, (2) delivery has occurred or services have been rendered, (3) the price to the customer is fixed or determinable and (4) collectability is reasonably assured. The Company generates revenue from the sale of products and services. The Company’s products consist of its proprietary nCounter Analysis System and related consumables. Services consist of extended warranties and service fees for assay processing. A delivered product or service is considered to be a separate unit of accounting when it has value to the customer on a stand-alone basis. Products or services have value on a stand-alone basis if they are sold separately by any vendor or the customer could resell the delivered product.

Instruments, consumables and in vitro diagnostic kits are considered to be separate units of accounting as they are sold separately and revenue is recognized upon transfer of ownership, which is generally upon shipment. Instrument revenue related to installation and calibration services is recognized when services are rendered by

 

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the Company. Such services can also be provided by the Company’s distribution partners. For instruments sold for use primarily to run Prosigna assays, training must be provided prior to instrument revenue recognition. Instrument revenue from leased instruments is recognized ratably over the lease term.

Service revenue is recognized when earned, which is generally upon the rendering of the related services. Service agreements and service fees for assay processing are each considered separate units of accounting as they are sold separately. The Company offers service agreements on its nCounter Analysis System for periods ranging from 12 to 36 months after the end of the standard 12-month warranty period. Service agreements are generally separately priced. Revenue from service agreements is deferred and recognized in income on a straight-line basis over the service period.

For arrangements with multiple deliverables, the Company allocates the agreement consideration at the inception of the agreement to the deliverables based upon their relative selling prices. To date, selling prices have been established by reference to vendor specific objective evidence based on stand-alone sales transactions for each deliverable. Vendor specific objective evidence is considered to have been established when a substantial majority of individual sales transactions within the previous 12 month period fall within a reasonably narrow range, which the Company has defined to be plus or minus 15% of the median sales price of actual stand-alone sales transactions. The Company uses its best estimate of selling price for individual deliverables when vendor specific objective evidence or third-party evidence is unavailable. Allocated revenue is only recognized for each deliverable when the revenue recognition criteria have been met.

The Company enters into collaborative agreements that may generate upfront fees with subsequent milestone payments that may be earned upon completion of development-related milestones. The Company is able to estimate the total cost of services under the arrangements and recognizes collaboration revenue using a proportional performance model. Costs incurred to date compared to total expected costs are used to determine proportional performance, as this is considered to be representative of the delivery of outputs under the arrangements. Revenue recognized at any point in time is limited to cash received and amounts contractually due. Changes in estimates of total expected costs are accounted for prospectively as a change in estimate. From period to period, collaboration revenue can fluctuate substantially based on the achievement of development-related milestones.

Cost of Revenue

Cost of revenue consists primarily of costs incurred in the production process, including costs of purchasing instruments from third-party contract manufacturers, consumable component materials and assembly labor and overhead, installation, warranty, service and packaging and delivery costs. In addition, cost of revenue includes royalty costs for licensed technologies included in the Company’s products, provisions for slow-moving and obsolete inventory and stock-based compensation expense. Cost of revenue for instruments and consumables is recognized in the period the related revenue is recognized. Shipping and handling costs incurred for product shipments are included in cost of revenue in the consolidated statements of operations.

Reserve for Product Warranties

The Company generally provides a one-year warranty on its nCounter Analysis Systems and establishes an accrual based on historical product failure rates and actual warranty costs incurred. Warranty expense is recorded as a component of cost of revenue in the consolidated statements of operations.

 

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Changes in the Company’s warranty reserve and related costs were as follows:

 

     (In thousands)  

Warranty reserve, December 31, 2011

   $ 167  

Cost of warranty claims

     (244

Warranty accrual

     325  
  

 

 

 

Warranty reserve, December 31, 2012

          248  

Cost of warranty claims

  (191

Warranty accrual

  301  
  

 

 

 

Warranty reserve, December 31, 2013

  358  

Cost of warranty claims

  (213

Warranty accrual

  358  
  

 

 

 

Warranty reserve, December 31, 2014

$ 503  
  

 

 

 

Research and Development

Research and development expenses, consisting primarily of salaries and benefits, occupancy costs, laboratory supplies, clinical study costs, contracted services, consulting fees and related costs, are expensed as incurred.

Selling, General and Administrative

Selling expenses consist primarily of personnel related costs for sales and marketing, contracted services and service fees and are expensed as the related costs are incurred. Advertising costs are charged to operations as incurred and are included in sales and marketing expenses. Advertising costs totaled approximately $5.1 million, $3.3 million and $590,000 during the years ended December 31, 2014, 2013 and 2012, respectively.

General and administrative expenses consist primarily of personnel related costs for the Company’s finance, human resources, business development, legal and general management, as well as professional fees for services such as legal and accounting services. General and administrative expenses are expensed as they are incurred.

Income Taxes

The Company accounts for income taxes under the liability method. Under the liability method, deferred tax assets and liabilities are determined based on the differences between the financial reporting and income tax bases of assets and liabilities and are measured using the tax rates that will be in effect when the differences are expected to reverse. A valuation allowance is recorded when it is more likely than not that some of the deferred tax assets will not be realized.

The Company determines whether a tax position is more likely than not to be sustained upon examination based on the technical merits of the position. For tax positions meeting the more-likely-than-not threshold, the tax amount recognized in the financial statements is reduced by the largest benefit that has a greater than 50% likelihood of being realized upon ultimate settlement with the relevant tax authority.

Stock-Based Compensation

The Company accounts for stock-based compensation under the fair value method. Stock-based compensation costs are based on option awards granted and vested based on their grant-date fair value, estimated using the Black-Scholes option pricing model. The Company uses the straight-line attribution method for recognizing compensation expense.

 

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The Company recognizes compensation expense for only the portion of options expected to vest. Therefore, management applied an estimated forfeiture rate that was derived from historical employee termination behavior. If the actual number of forfeitures differs from these estimates, adjustments to compensation expense may be required in future periods.

Guarantees and Indemnifications

In the normal course of business, the Company guarantees and/or indemnifies other parties, including vendors, lessors and parties to transactions with the Company, with respect to certain matters. The Company has agreed to hold the other parties harmless against losses arising from breach of representations or covenants, or out of intellectual property infringement or other claims made against certain parties. It is not possible to determine the maximum potential amount the Company could be required to pay under these indemnification agreements, since the Company has not had any prior indemnification claims, and each claim would be based upon the unique facts and circumstances of the claim and the particular provisions of each agreement. In the opinion of management, any such claims would not be expected to have a material adverse effect on the Company’s consolidated results of operations, financial condition or cash flows. The Company did not have any related liabilities recorded at December 31, 2014 and 2013.

Comprehensive Loss

Comprehensive loss includes certain changes in equity that are excluded from net loss. Specifically, unrealized gains and losses on short-term investments are included in comprehensive loss.

Recent Accounting Pronouncements

As an “emerging growth company,” the Jumpstart Our Business Startups Act allows the Company to delay adoption of new or revised accounting pronouncements applicable to public companies until such pronouncements are made applicable to private companies.

In May 2014, the Financial Accounting Standards Board (“FASB”) issued an accounting standards update entitled “ASU 2014-09, Revenue from Contracts with Customers.” The standard requires entities to recognize revenue through the application of a five step model, which includes identification of the contract, identification of the performance obligations, determination of the transaction price, allocation of the transaction price to the performance obligations, and recognition of revenue as the entity satisfies the performance obligations. The standard will become effective for the Company beginning January 1, 2017. The Company is currently evaluating the guidance to determine the potential impact on its consolidated results of operations, financial condition, cash flows, and financial statement disclosures.

In June 2014, FASB issued an accounting standards update entitled “ASU 2014-12, Compensation – Stock Compensation.” The standard requires entities that grant their employees share-based payments in which the terms of the award provide that a performance target that affects vesting and that could be achieved after the requisite service period be treated as a performance condition. The standard will become effective for the Company beginning January 1, 2016. The Company is currently evaluating the guidance to determine the potential impact on its consolidated results of operations, financial condition, cash flows, and financial statement disclosures.

In August 2014, FASB issued an accounting standards update entitled “ASU 2014-15, Presentation of Financial Statements – Going Concern.” The standard requires entities to evaluate for each annual and interim reporting period, whether there are conditions or events, considered in the aggregate, that raise substantial doubt about the entity’s ability to continue as a going concern within one year after the date that the financial statements are issued (or within one year after the date that the financial statements are available to be issued when applicable). The standard will become effective for the Company beginning January 1, 2017.

 

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3. Short-term Investments

Short-term investments consisted of available-for-sale securities as follows:

 

Type of security as of December 31, 2014

   Amortized cost      Gross
unrealized
gains
     Gross
unrealized
losses
     Fair
value
 
     (In thousands)  

U.S. government-related debt securities

   $ 4,502      $   —        $ (4 )    $ 4,498  

Corporate debt securities

     47,345        2        (40      47,307  

Asset-backed securities

     3,198               (1      3,197  
  

 

 

    

 

 

    

 

 

    

 

 

 

Total available-for-sale securities

$ 55,045   $ 2   $ (45 $ 55,002  
  

 

 

    

 

 

    

 

 

    

 

 

 

Type of security as of December 31, 2013

   Amortized cost      Gross
unrealized
gains
     Gross
unrealized
losses
     Fair
value
 
     (In thousands)  

U.S. government-related debt securities

   $ 1,565      $ 1      $   —        $ 1,566  

Corporate debt securities

     31,128        24        (3      31,149  
  

 

 

    

 

 

    

 

 

    

 

 

 

Total available-for-sale securities

$ 32,693   $ 25   $ (3 $ 32,715  
  

 

 

    

 

 

    

 

 

    

 

 

 

The fair values of available-for-sale securities by contractual maturity at December 31 were as follows:

 

     2014      2013  
     (In thousands)  

Maturing in one year or less

   $ 51,235       $ 26,725   

Maturing in one to three years

     3,767         5,990   
  

 

 

    

 

 

 

Total available-for-sale securities

$   55,002    $   32,715   
  

 

 

    

 

 

 

The following table summarizes investments that have been in a continuous unrealized loss position for less than 12 months and none have been in a continuous unrealized loss position for more than 12 months as of December 31, 2014:

 

     Less Than 12 Months  
     Fair
value
     Gross
unrealized
losses
 
     (In thousands)  

U.S. government-related debt securities

   $ 2,996       $ (4

Corporate debt securities

     30,372         (40

Asset-backed securities

     2,259         (1
  

 

 

    

 

 

 

Total

$ 35,627    $ (45
  

 

 

    

 

 

 

The Company invests in securities that are rated investment grade or better. The unrealized losses on investments as of December 31, 2014 were primarily caused by interest rate increases.

The Company reviews the individual securities in its portfolio to determine whether a decline in a security’s fair value below the amortized cost basis is other-than-temporary. The Company determined that as of December 31, 2014, there were no investments in its portfolio that were other-than-temporarily impaired.

4. Fair Value Measurements

The Company establishes the fair value of its assets and liabilities using the price that would be received to sell an asset or paid to transfer a financial liability in an orderly transaction between market participants at the

 

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measurement date. A fair value hierarchy is used to measure fair value. The three levels of the fair value hierarchy are as follows:

Level 1: Quoted prices in active markets for identical assets and liabilities.

Level 2: Quoted prices for similar instruments in active markets; quoted prices for identical or similar instruments in markets that are not active; and model-derived valuations in which all significant inputs and significant value drivers are observable in active markets.

Level 3: Valuations derived from valuation techniques in which one or more significant inputs or significant value drivers are unobservable.

The Company’s available-for-sale securities by level within the fair value hierarchy were as follows:

 

As of December 31, 2014

   Fair value measurement using:  
   Level 1      Level 2      Level 3      Total  
     (In thousands)  

Cash equivalents:

           

Money market fund

   $ 13,426       $ —         $ —         $ 13,426   

Short-term investments:

           

U.S. government-related debt securities

     —           4,498         —           4,498   

Corporate debt securities

     —           47,307         —           47,307   

Asset-backed securities

     —           3,197         —           3,197   
  

 

 

    

 

 

    

 

 

    

 

 

 

Total

$ 13,426    $ 55,002    $ —      $ 68,428   
  

 

 

    

 

 

    

 

 

    

 

 

 

As of December 31, 2013

   Fair value measurement using:  
   Level 1      Level 2      Level 3      Total  
     (In thousands)  

Cash equivalents:

           

Money market fund

   $ 8,454       $ —         $ —         $ 8,454   

Short-term investments:

           

U.S. government-related debt securities

     —           1,566         —           1,566   

Corporate debt securities

     —           31,149         —           31,149   
  

 

 

    

 

 

    

 

 

    

 

 

 

Total

$ 8,454    $ 32,715    $ —      $ 41,169   
  

 

 

    

 

 

    

 

 

    

 

 

 

5. Inventory

Inventory consisted of the following at December 31:

 

     2014      2013  
     (In thousands)  

Raw materials

   $ 1,299       $ 2,164   

Work in process

     2,157         2,198   

Finished goods

     1,988         2,388   
  

 

 

    

 

 

 
$   5,444    $   6,750   
  

 

 

    

 

 

 

In 2014, $2.5 million of inventory leased, loaned, or assigned for internal use in the Company’s facilities were transferred into property, plant and equipment.

 

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6. Prepaid Expenses and Other

Prepaid expenses and other consisted of the following at December 31:

 

     2014      2013  
     (In thousands)  

Prepaid expenses

   $ 955       $ 416   

Subsidiary bank trust deposits

     626         192   

Deposits for inventory

     2,207         1,577   

Other

     1,454         814   
  

 

 

    

 

 

 
$   5,242    $   2,999   
  

 

 

    

 

 

 

7. Property and Equipment

Property and equipment consisted of the following at December 31:

 

     Useful Life
(Years)
   2014      2013  
          (In thousands)  

Manufacturing equipment

   5    $ 3,654       $ 3,333  

Lease and loaner instruments

   1–5      2,629         —     

Prototype instruments

   2      2,157        1,893  

Computer equipment

   3      1,430        1,325  

Furniture and fixtures

   5      831        543  

Leasehold improvements

   Various      4,888        4,713  

Construction in progress

        1,058         —     
     

 

 

    

 

 

 
  16,647     11,807  

Less: Accumulated depreciation and amortization

  (10,281   (8,742
     

 

 

    

 

 

 
$ 6,366   $ 3,065  
     

 

 

    

 

 

 

Prototype instruments consist of digital imagers and liquid handling robots used in internal testing and other development activities.

Accumulated depreciation on lease and loaner instruments was $128,000 and $0 at December 31, 2014 and 2013, respectively.

Depreciation and amortization expense for the years ended December 31, 2014, 2013 and 2012 totaled approximately $1.5 million, $1.8 million and $1.9 million, respectively.

8. Accrued Liabilities

Accrued liabilities consisted of the following at December 31:

 

     2014      2013  
     (In thousands)  

Employee compensation

   $   6,838       $   4,701   

Clinical study costs

     461         539   

Royalties payable

     632         448   

Warranty reserves

     503         357   

Accounting and legal

     297         272   

Other accrued liabilities

     1,672         771   
  

 

 

    

 

 

 
$ 10,403    $ 7,088   
  

 

 

    

 

 

 

 

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9. Long-Term Debt

Term Loans

2014 Term Loan Agreement

In April 2014, the Company entered into a term loan agreement under which it may borrow up to $45.0 million, or up to an aggregate of approximately $51.0 million if the Company elects to exercise in full an option to defer payment of a portion of the interest that would accrue on the borrowing under the term loan agreement. Upon initial closing, the Company borrowed $20.0 million, the proceeds of which were primarily used to repay the outstanding balance under a previous credit facility plus a related $1.0 million end of term payment, a $0.3 million make-whole premium, and interest accrued. The Company incurred and recorded a total charge to interest expense of $1.4 million related to the repayment of the former credit facility including a loss on extinguishment of debt of $0.6 million.

In October 2014, the Company borrowed an additional $10.0 million under the term loan agreement. The Company may borrow up to an additional $15.0 million under the agreement no later than May 2015, subject to a revenue requirement. All borrowings under the term loan agreement accrue interest at 12.5% annually, payable quarterly, of which 3.5% can be deferred during the first four years of the term at the Company’s option and paid together with the principal. The Company exercised its option to defer payment of the 3.5% accrued interest for the six months ended December 31, 2014. The Company is required to pay only interest for the first five years of the term. Principal payments are due in four equal installments during the sixth year of the term. The Company has the option to prepay the term loans, in whole or in part, at any time subject to payment of a redemption fee of up to 4%, which declines over the term. The term loan agreement contains customary conditions to borrowings, events of default and negative covenants, including covenants that could limit the Company’s ability to, among other things, incur additional indebtedness, liens or other encumbrances, make dividends or other distributions; buy, sell or transfer assets; engage in any new line of business; and enter into certain transactions with affiliates. The term loan agreement also includes a $2.0 million minimum liquidity covenant and revenue-based financial covenants, which shall initially be $40.0 million for 2014 with annual increases of $15.0 million for each subsequent fiscal year thereafter. If the Company’s actual revenues are below the minimum annual revenue requirement for any given year, the Company may avoid a related default by generating proceeds from an equity or subordinated debt issuance equal to the shortfall between its actual revenues and the minimum revenue requirement. The Company was in compliance with its covenants as of December 31, 2014. The Company’s obligations under the term loan agreement are collateralized by substantially all of its assets.

2012 Credit Facility

In 2012, the Company entered into a credit facility and incurred $13.0 million and $5.0 million in term loan borrowings during the years ended December 31, 2012 and 2013, respectively. In connection with the term loan borrowings during 2012, the Company issued warrants to purchase an aggregate of 76,940 shares of Series D and 20,837 shares of Series E preferred stock at exercise prices of $8.45 and $14.40 per share, respectively. In connection with the term loan borrowings during 2013, the Company issued warrants to purchase an aggregate of 10,418 shares of Series E preferred stock. The issued warrants were valued at the date of issuance using the Black-Scholes option pricing model with the following assumptions: fair value of preferred stock equal to exercise price of warrant, volatility of 57.0 to 61.0% and a risk free interest rate of 1.63 to 2.20%. The warrants were treated as debt discount and were amortized over the term of the debt. In connection with the Company’s initial public offering, these warrants became exercisable for shares of the Company’s common stock.

Capital Leases

In July 2014, the Company entered into an equipment lease of hardware, software and capitalized installation costs over a lease term of three years expiring June 2017. The amount financed totaled approximately $260,000 and is being repaid in 36 equal monthly installments. Ownership of the property transfers to the Company at the end of the term.

 

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In August 2013, the Company entered into an equipment lease of hardware, software and capitalized installation costs over a lease term of three years expiring July 2016. The amount financed totaled approximately $410,000 and is being repaid in 36 equal monthly installments. Ownership of the property transfers to the Company at the end of the term.

Depreciation expense was recorded for each of these leases.

Borrowings consisted of the following at December 31:

 

     2014      2013  
     (In thousands)  

Term loans payable

   $ 30,420      $ 18,348  

Capital leases

     506        410  

Landlord payable

     —          49  
  

 

 

    

 

 

 
  30,926     18,807  

Less: Unamortized debt discount

  —        (514

Current portion

  (251   (6,136
  

 

 

    

 

 

 

Non-current portion

$ 30,675   $ 12,157  
  

 

 

    

 

 

 

Scheduled future payments for principal obligations under outstanding debt facilities were as follows at December 31:

 

     2014  
     (In thousands)  

2015

   $ 251   

2016

     207   

2017

     48   

2018

     —     

2019

     22,815   

Thereafter

     7,605   
  

 

 

 
$ 30,926   
  

 

 

 

10. Collaboration Agreement

In March 2014, the Company entered into a collaboration agreement with Celgene Corporation (“Celgene”) to develop, seek regulatory approval for, and commercialize a companion diagnostic assay for use in screening patients with Diffuse Large B-Cell Lymphoma. The Company received an upfront payment of $5.8 million upon its delivery of certain information to Celgene, and is eligible to receive up to $17.0 million in success-based payments related to development and regulatory milestones. The Company will retain all commercial rights to the diagnostic test developed under this collaboration. Assuming success in the clinical trial process, and subject to regulatory approval, the Company will market and sell the diagnostic assay and Celgene has agreed to make certain potential commercial payments to the Company in the event sales of the assay do not exceed certain pre-specified minimum annual revenues during the first three years following regulatory approval.

The Company achieved and was paid for milestones totaling $6.0 million during 2014. The process of successfully developing a product candidate, obtaining regulatory approval and ultimately commercializing a product candidate is highly uncertain and the attainment of any additional milestones is therefore uncertain and difficult to predict. In addition, certain milestones are outside the Company’s control and are dependent on the performance of Celgene and the outcome of a clinical trial and related regulatory processes. Accordingly, the Company is not able to reasonably estimate when, or if at all, any additional milestone payments may be receivable by the Company from Celgene.

The Company uses a proportional performance model to recognize revenue over the Company’s performance period for the related agreement. Costs incurred to date compared to total expected costs are used to

 

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determine proportional performance, as this is considered to be representative of the delivery of outputs under the arrangement. Revenue recognized at any point in time is limited to cash received and amounts contractually due, such as the $11.8 million of upfront and milestone payments received during 2014. Changes in estimates of total expected costs are accounted for prospectively as a change in estimate. All amounts received or due are classified as collaboration revenue as they are earned.

For the year ended December 31, 2014, the Company recognized collaboration revenue related to the Celgene agreement of $2.9 million. No such amounts were recognized in 2013 or 2012. At December 31, 2014, the Company had recorded $8.9 million of deferred revenue related to the collaboration, of which $2.6 million is estimated to be recognized as revenue within one year.

11. Common Stock and Preferred Stock

Prior to the completion of its initial public offering in July 2013, the Company was authorized to issue common stock and Series A, Series B, Series C, Series D and Series E convertible preferred stock. Immediately prior to the completion of the Company’s initial public offering, all of the outstanding shares of convertible preferred stock automatically converted into 8,631,427 shares of common stock.

Common Stock

Each share of common stock is entitled to one vote. The holders of common stock are also entitled to receive dividends whenever funds are legally available and when declared by the board of directors, subject to the prior rights of holders of other classes of stock outstanding.

Preferred Stock

Pursuant to the amended and restated certificate of incorporation filed by the Company immediately prior to the completion of its initial public offering, the Company’s board of directors is authorized to issue up to 15,000,000 shares of preferred stock in one or more series and to fix the rights, preferences, privileges and restrictions thereof. These rights, preferences and privileges could include dividend rights, conversion rights, voting rights, redemption rights, liquidation preferences, sinking fund terms and the number of shares constituting any series or the designation of such series, any or all of which may be greater than the rights of common stock. The issuance of preferred stock could adversely affect the voting power of holders of common stock and the likelihood that such holders will receive dividend payments and payments upon liquidation. In addition, the issuance of preferred stock could have the effect of delaying, deferring or preventing change in the Company’s control or other corporate action. As of December 31, 2014, no shares of preferred stock were issued or outstanding, and the board of directors has not authorized or designated any rights, preferences, privileges and restrictions for any class of preferred stock.

Mandatorily Redeemable Convertible Preferred Stock

Prior to the completion of the Company’s initial public offering, the Company issued Series A, Series B, Series C, Series D and Series E convertible preferred stock (collectively, the “Preferred Stock”).

The convertible preferred stock contained a provision that at any time after November 29, 2017 and upon 30 day notice from the holders of 65% of the outstanding Preferred Stock, such holders could compel the Company to redeem, from any funds legally available, all or part of the Preferred Stock and any accumulated or declared but unpaid dividends thereon. The Company accordingly recorded the Preferred Stock as mandatorily redeemable securities.

The redemption value of the Preferred Stock was equal to the original issue price with interest compounded from the original issuance date to the first installment redemption date at a rate of 8% compounded quarterly.

 

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The Company recorded accretion related to issue costs and dividends of Series A, Series B, Series C, Series D and Series E preferred stock totaling approximately $4.7 million and $7.5 million for the years ended December 31, 2013 and 2012, respectively. The Company also accreted any related issuance costs or discounts.

Mandatorily redeemable convertible preferred stock at December 31, 2012 was as follows:

 

Mandatorily Redeemable

Convertible Preferred Stock

   Shares
Authorized
     Shares
Outstanding
     Liquidation
Preference
     Book
Value
 
                   (Amounts in thousands)  

Series A

     564,083         557,339       $ 15,628       $ 15,605   

Series B

     520,839         515,836         14,045         13,865   

Series C

     3,659,375         3,551,060         38,709         38,592   

Series D

     3,125,000         2,430,054         22,510         20,323   

Series E

     1,109,375         1,063,951         23,078         15,237   
  

 

 

    

 

 

    

 

 

    

 

 

 
  8,978,672      8,118,240    $ 113,970    $ 103,622   
  

 

 

    

 

 

    

 

 

    

 

 

 

Immediately prior to the completion of the Company’s initial public offering, each share of Series A preferred stock was converted into common stock on a 1.403030-for-one basis, each share of Series B preferred stock was converted into common stock on a 1.559429-for-one basis and each share of Series C, D and E preferred stock was converted into common stock on a one-for-one basis. The aggregate outstanding shares of convertible preferred stock automatically converted into 8,631,427 shares of common stock.

Warrants

Prior to the Company’s initial public offering, warrants to purchase preferred stock were issued related to certain financing transactions. Such warrants were recorded as liabilities and measured at fair value at each reporting date. All preferred stock warrants were converted into warrants to purchase common stock upon the effectiveness of the initial public offering. The preferred stock warrant liability was reclassified to stockholders’ equity and recorded as common stock warrants upon the closing of the Company’s initial public offering. These warrants are no longer re-measured to fair value at each reporting date. As of December 31, 2014 there were 572,496 common stock warrants outstanding with a weighted average exercise price of $8.77 per common stock warrant.

12. Stock Based Compensation

Stock Option Plans

The Company’s 2004 Stock Option Plan and 2013 Equity Incentive Plan authorize the grant of options to employees and consultants for up to 4,533,326 shares of the Company’s common stock as of December 31, 2014. All options granted have a ten-year term and generally vest and become exercisable over four years of continued employment or service as defined in each option agreement. The Board of Directors determines the option exercise price and may designate stock options granted as either incentive or nonstatutory stock options. The Company generally grants stock options to employees with exercise prices equal to the estimated fair value of the Company’s common stock on the date of grant.

 

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A summary of the Company’s employee stock option activity and related information follows:

 

     Shares      Weighted-
average
exercise price
per share
     Weighted-
average
remaining
contractual
term (in years)
     Aggregate
intrinsic value
(in thousands)
 

Outstanding at December 31, 2013

     2,112,632       $ 4.47         8.12       $ 26,968   

Granted

     1,553,581        17.12         

Canceled

     (206,997      13.40         

Exercised

     (164,394      2.41         
  

 

 

          

Outstanding at December 31, 2014

  3,294,822    $ 9.98      8.08    $ 17,985   
  

 

 

          

December 31, 2014:

Options vested and expected to vest

  3,288,066   $ 9.79      7.93    $ 18,286   

Options exercisable

  1,423,760   $ 5.34      7.11    $ 12,974   

The total fair value of stock options vested during the year ended December 31, 2014 was $3.5 million.

The following table summarizes information about the Company’s options outstanding at December 31, 2014:

 

     Options Outstanding      Options Exercisable  

Exercise Price

   Number of
Shares
     Weighted-
Average
Remaining
Contractual
Life in Years
     Number of
Shares
     Weighted-
Average
Remaining
Contractual
Life in Years
 

$0.32 – 1.92

     787,662         7.09         570,418         7.04   

  2.24 – 3.84

     359,622         5.34         358,138         5.34   

  5.12 – 6.72

     389,070         7.85         200,015         7.81   

  8.96 – 12.50

     493,918         9.08         120,841         8.71   

  13.93 – 20.65

     1,264,550         9.16         174,348        9.08  
  

 

 

       

 

 

    
  3,294,822      1,423,760   
  

 

 

       

 

 

    

The fair value of each employee option grant as of December 31 was estimated on the date of grant using the Black-Scholes option pricing model with the following weighted-average assumptions:

 

     2014      2013      2012  

Risk-free interest rates

     1.74%–2.15%         1.05%–1.95%         0.85%–1.44%   

Expected term (years)

     6.25         6.25         6.25   

Expected dividend yield

     —          —          —    

Volatility

     57.0%         57.0%–58.0%         54.0%–61.0%   

The risk-free interest rates are based on the implied yield currently available in U.S. Treasury securities at maturity with an equivalent term. For purposes of determining the expected term of the awards in the absence of sufficient historical data relating to stock-option exercises, the Company applies a simplified approach in which the expected term of an award is presumed to be the mid-point between the vesting date and the expiration date of the award. The Company has not declared or paid any dividends and does not currently expect to do so in the foreseeable future. The Company based its expected volatility on the estimated volatility of similar companies whose share prices are publicly available.

Options granted during the three years ended December 31, 2014 were granted at exercise prices that the Company’s board of directors believed to be equal to the fair value of the common stock underlying such options on the date of grant. Prior to completion of its initial public offering, the Company assessed its estimate of fair

 

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value of its common stock for financial reporting purposes. Following this assessment, it was determined that for financial reporting purposes the fair value of the Company’s common stock was higher than the board of directors’ fair market value estimate for certain options previously granted. In 2013 and 2012, the Company granted options on 101,487 and 988,268 shares, respectively, that were subsequently determined to be granted at exercise prices that were less than the estimated per share value of the underlying common stock on the date of grant. The valuations of these stock options were adjusted to reflect the increase in estimated fair value of the underlying stock options. The weighted-average grant date fair value of options granted during the years ended December 31, 2014, 2013 and 2012 was $9.45, $5.30 and $1.59, respectively.

The aggregate intrinsic value for options exercised during the years ended December 31, 2014, 2013 and 2012 was $2.2 million, $681,000 and $161,000, respectively, determined as of the date of option exercise.

Stock compensation expense for the years ended December 31 was as follows:

 

     2014      2013      2012  
     (In thousands)  

Cost of revenue

   $ 281       $ 49       $ 71   

Research and development

     1,018         273         204   

Selling, general and administrative

     3,234         823         470   
  

 

 

    

 

 

    

 

 

 

Total stock compensation expense

$   4,533    $   1,145    $     745   
  

 

 

    

 

 

    

 

 

 

At December 31, 2014, the total unrecognized compensation cost was approximately $12.8 million and will be recognized on a straight-line basis over the weighted-average remaining service period of approximately three years. Compensation expense of $0.4 million related to the 2013 Employee Stock Purchase Plan is not included in the table.

Employee Stock Purchase Plan

In July 2013, the Company’s stockholders approved the Company’s 2013 Employee Stock Purchase Plan (“ESPP”). The ESPP provides eligible employees with an opportunity to purchase common stock from the Company and to pay for their purchases through payroll deductions. The Purchase Plan has overlapping offering periods of approximately 12 months in length. The offering periods generally start with the first trading day on or after March 1 and September 1 of each year and end on the first trading day on or after March 1 and September 1 of the following year, approximately 12 months later. Within each offering period, shares will be purchased each 6 months on an exercise date. The first offering period began in August 2013.

An employee electing to participate in the Purchase Plan (a “Participant”) will be granted an option at the start of the offering period to purchase shares with contributions in any whole percentage ranging from zero percent to ten percent (or greater or lesser percentages or dollar amounts that the Administrator determines) of the participants eligible compensation. The participants contributions will be accumulated and then used to purchase the Company’s shares on each exercise date. The purchase price will be the lesser of (i) 85% of the fair market value of the Company’s shares on the first trading day of the offering period or (ii) 85% of the fair market value of the Company’s shares on the exercise date.

During 2014, 141,386 shares were issued under the ESPP. A total of 427,448 shares of common stock have been reserved for issuance under the ESPP, of which 286,062 shares were available for issuance as of December 31, 2014. No shares were issued under the ESPP during 2013 or 2012.

 

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13. Defined Contribution Retirement Plan

The Company maintains a 401(k) defined contribution retirement plan covering substantially all of its employees. The plan provides for matching and discretionary contributions by the Company. Contributions were $0.4 million, $0 and $0 for the years ended December 31, 2014, 2013 and 2012, respectively.

14. Income Taxes

Loss before income taxes for the years ended December 31 consisted of the following:

 

     2014      2013      2012  
     (In thousands)  

Domestic

   $ (50,455    $ (28,746    $ (17,618

Foreign

     417         (535      (90
  

 

 

    

 

 

    

 

 

 

Loss before income taxes

$ (50,038 $ (29,281 $ (17,708
  

 

 

    

 

 

    

 

 

 

Income tax expense (benefit) differed from the amounts computed by applying the statutory federal income tax rate of 34% to pretax loss as a result of the following for the years ended December 31:

 

     2014      2013      2012  
     (In thousands)  

Income tax provision at statutory rate

   $ (17,013    $ (9,955    $ (6,021

Nondeductible items

     456        (32      349  

Change in tax credits

     (678      (893 )      39  

Change in valuation allowance

     17,911        10,965        5,894  

Other

     (676      (85      (261
  

 

 

    

 

 

    

 

 

 
$ —     $ —     $ —    
  

 

 

    

 

 

    

 

 

 

Net operating loss (“NOL”) carryforwards created by excess tax benefits from the exercise of non-qualified stock options are not recorded as deferred income tax assets. To the extent such NOL carryforwards are utilized, the benefit realized will increase stockholders’ equity. At December 31, 2014, for income tax return purposes the Company has gross federal and state NOL carryforwards totaling $136.6 million and tax credit carryforwards of $2.3 million. These carryforwards may be subject to limitations under the Internal Revenue Code and applicable state tax law. If not utilized, a portion of the carryforwards will begin to expire in 2023 through 2033.

The Company does not expect to utilize any of its net operating loss and tax credit carryforwards in the near term. The Company may have already experienced one or more ownership changes. Depending on the timing of any future utilization of its carryforwards, the Company may be limited as to the amount that can be utilized each year as a result of such previous ownership changes. However, the Company does not believe such limitations will cause its carryforwards to expire unutilized. Future changes in the Company’s stock ownership as well as other changes that may be outside the Company’s control could potentially result in further limitations on the Company’s ability to utilize its net operating loss and tax credit carryforwards.

The effect of temporary differences and carryforwards that give rise to deferred tax assets for the years ended December 31 were as follows:

 

     2014      2013  
     (In thousands)  

Net operating loss carryforwards

   $ 47,444      $ 31,989  

Research and development tax credit carryforwards

     2,332        1,654  

Other

     4,147        2,369  
  

 

 

    

 

 

 

Total deferred tax assets

  53,923     36,012  

Less: Valuation allowance

  (53,923   (36,012
  

 

 

    

 

 

 

Net deferred tax assets

$ —     $ —    
  

 

 

    

 

 

 

 

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The Company has recorded a full valuation allowance related to its deferred tax assets due to the uncertainty of the ultimate realization of the future benefits from those assets.

The table below summarizes changes in the deferred tax asset valuation allowance:

 

     Balance at
Beginning
of Year
     Changed to
Costs and
Expenses
     Write-offs      Balance at End
of Year
 
     (In thousands)  

Deferred tax valuation allowance:

           

For year ended December 31, 2012

   $ 19,153       $ 5,894       $ —         $ 25,047   

For year ended December 31, 2013

     25,047         10,965         —           36,012   

For year ended December 31, 2014

     36,012         17,911         —           53,923   

The total balance of unrecognized gross tax benefits for the years ended December 31, resulting from R&D credits claimed on the Company’s annual tax return was as follows:

 

     2014      2013      2012  
     (In thousands)  

Unrecognized tax benefits at beginning of year

   $ 551      $ 253      $ 267  

Additions (reductions) based on current year tax positions

     226        298        (14
  

 

 

    

 

 

    

 

 

 

Unrecognized tax benefits at end of year

$   777   $   551   $   253  
  

 

 

    

 

 

    

 

 

 

The Company classifies applicable interest and penalties on amounts due to tax authorities as a component of the provision for income taxes. The amount of accrued interest and penalties recorded in 2014, 2013 or 2012 was not material. The Company does not anticipate that the amount of its existing unrecognized tax benefits will significantly increase or decrease within the next 12 months. Due to the presence of net operating loss carryforwards in most jurisdictions, the Company’s tax years remain open for examination by U.S. taxing authorities back to 2004.

15. Commitments and Contingencies

In December 2014, the Company entered into a lease agreement, pursuant to which the Company will lease office, laboratory and storage space in a new building being constructed adjacent to the Company’s headquarters. The new lease agreement has a ten-year term and is estimated to commence in April 2016. At the same time, the Company entered into an amendment to the existing lease on its headquarters, to be coterminous with the new lease. The Company has an option to extend the term of both leases for two additional periods of five years. The initial base rent on the new lease will be approximately $88,356 per month, subject to rent abatement during the first three months of the lease. Beginning January 1, 2015, the base rent on the amended lease will be approximately $150,361 per month. Base rents under both leases will increase at a rate of 3% annually. In addition, the leases require the Company to pay a property management fee equal to 3% of the base rent. The leases also obligate the landlord to fund tenant improvements, grant the Company a right of first refusal and right of first offer with respect to portions of the buildings, require the Company to reimburse the landlord for certain operating expenses, and include terms related to parking.

In December 2014, the Company entered into a one-year lease agreement, pursuant to which the Company will rent temporary office and laboratory space commencing in March 2015. The base rent on the new lease will be $52,537 per month. In addition, the lease requires the Company to pay a property management fee equal to 3% of the base rent.

In December 2014, the Company entered into an amendment effective as of November 2014 to an existing lease, pursuant to which the Company leases office space in a building nearby its headquarters. The amendment increases the size of the leased premises effective February 2015 and extends the term of the lease through January 2025. The Company also has an option to extend the term of

 

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the lease for one additional three year period at the then-current fair market rent for comparable space. The base rent will be $38,205 per month beginning in February 2015, and $63,473 per month beginning in February 2016; thereafter, the rent will increase at a rate of approximately 2% annually. The amendment obligates the landlord to fund a substantial portion of tenant improvements, and includes terms related to parking and a right of first offer and right of first refusal with respect to a portion of the building.

Rent expense totaled approximately $1.4 million, $1.2 million and $856,000 for the years ended December 31, 2014, 2013 and 2012, respectively.

Future minimum lease payments under noncancelable capital and operating leases as of December 31, 2014 were as follows:

 

     (In thousands)  

2015

   $ 3,034   

2016

     3,483   

2017

     3,794   

2018

     3,852   

2019

     3,962   

Thereafter

     26,340   
  

 

 

 
$ 44,465   
  

 

 

 

The Company has purchase obligations totaling $6.7 million at December 31, 2014 related to binding commitments to purchase inventory.

From time to time, the Company may become involved in litigation relating to claims arising from the ordinary course of business. Management believes that there are no claims or actions pending against the Company currently, the ultimate disposition of which would have a material adverse effect on the Company’s consolidated results of operation, financial condition or cash flows.

16. Net Loss Per Share

Net loss attributable to common stockholders per share is computed by dividing the net loss allocable to common stockholders by the weighted average number of shares of common stock outstanding. Outstanding stock options, warrants and preferred stock, have not been included in the calculation of diluted net loss attributable to common stockholders per share because to do so would be anti-dilutive. Accordingly, the numerator and the denominator used in computing both basic and diluted net loss per share for each period are the same.

The following table provides a reconciliation of the numerator and denominator used in computing basic and diluted net loss per share for the years ended December 31:

 

     2014      2013      2012  
     (In thousands)  

Numerator:

        

Net loss

   $ (50,038    $ (29,281    $ (17,708

Accretion of mandatorily redeemable
convertible preferred stock

     —           (4,653      (7,533
  

 

 

    

 

 

    

 

 

 

Net loss attributable to common
stockholders

$ (50,038 $ (33,934 $ (25,241
  

 

 

    

 

 

    

 

 

 

Denominator:

Weighted-average common shares
outstanding-basic and diluted

  17,839     7,643     355  

 

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The following outstanding options, warrants and preferred stock as of December 31 were excluded from the computation of diluted net loss per share for the periods presented because their effect would have been anti-dilutive:

 

     2014      2013      2012  
     (In thousands)  

Options to purchase common stock

     3,295         2,113         1,686   

Convertible preferred stock (as converted)

     —          —          8,631   

Convertible preferred stock warrants (as converted)

     —          —          607   

Common stock warrants

     572         618         —    

17. Information about Geographic Areas

The following table is based on the geographic location of distributors or end users who purchased products and services and collaborators. For sales to distributors, their geographic location may be different from the geographic locations of the ultimate end user. Revenue by geography as of December 31 was as follows:

 

     2014      2013      2012  
     (In thousands)  

North America

   $ 32,244       $ 21,855       $ 15,906   

Europe & Middle East

     9,174         5,775         4,167   

Asia Pacific

     6,175         3,773         2,900   
  

 

 

    

 

 

    

 

 

 

Total revenue

$   47,593    $   31,403    $   22,973   
  

 

 

    

 

 

    

 

 

 

Total revenue in the United States was $29.0 million, $19.3 million and $14.9 million for the years ended December 31, 2014, 2013 and 2012, respectively.

The Company’s assets are primarily located in the United States and not allocated to any specific geographic region. Substantially all of the Company’s long-lived assets are located in the United States.

18. Condensed Quarterly Financial Data (unaudited)

The following table contains selected unaudited financial data for each quarter of 2014 and 2013. The unaudited information should be read in conjunction with the Company’s financial statements and related notes included elsewhere in this report. The Company believes that the following unaudited information reflects all normal recurring adjustments necessary for a fair presentation of the information for the periods presented. The operating results for any quarter are not necessarily indicative of results for any future period.

 

     Three months ended  
     March 31,      June 30,      September 30,      December 31,  
     (in thousands, except per share data)  

2014

           

Total revenue

   $ 8,751      $ 10,881      $ 12,343      $ 15,618  

Net loss attributable to common stockholders

   $ (11,422    $ (14,088    $ (12,148    $ (12,380

Net loss per share – basic and diluted

   $ (0.68    $ (0.78    $ (0.67    $ (0.68

2013

           

Total revenue

   $ 5,676      $ 7,218      $ 8,389      $ 10,120  

Net loss attributable to common stockholders

   $ (9,601    $ (7,806    $ (7,700    $ (8,827

Net loss per share – basic and diluted

   $ (17.88    $ (13.69    $ (0.53    $ (0.60

 

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Item 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE

None.

 

Item 9A. CONTROLS AND PROCEDURES

Evaluation of Disclosure Controls and Procedures

Our management, with the participation of our Chief Executive Officer and our Chief Financial Officer, evaluated the effectiveness of our disclosure controls and procedures as of December 31, 2014. The term “disclosure controls and procedures,” as defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act, means controls and other procedures of a company that are designed to ensure that information required to be disclosed by a company in the reports that it files or submits under the Exchange Act is recorded, processed, summarized and reported, within the time periods specified in the U.S. Securities and Exchange Commission’s, or SEC’s, rules and forms. Disclosure controls and procedures include, without limitation, controls and procedures designed to ensure that information required to be disclosed by a company in the reports that it files or submits under the Exchange Act is accumulated and communicated to the company’s management, including its principal executive and principal financial officers, as appropriate to allow timely decisions regarding required disclosure. Management recognizes that any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving their objectives and management necessarily applies its judgment in evaluating the cost-benefit relationship of possible controls and procedures. Based on the evaluation of our disclosure controls and procedures as of December 31, 2014, our Chief Executive Officer and Chief Financial Officer concluded that, as of such date, our disclosure controls and procedures were effective at the reasonable assurance level.

Management’s Annual Report on Internal Control Over Financial Reporting

Our management is responsible for establishing and maintaining adequate internal control over financial reporting as defined in Rule 13a-15(f) and Rule 15d-15(f) of the Exchange Act. Our internal control over financial reporting is a process to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. Our internal control over financial reporting includes those policies and procedures that:

(i) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of our assets;

(ii) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that our receipts and expenditures are being made only in accordance with authorizations of our management and directors; and

(iii) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of our assets that could have a material effect on the financial statements.

The effectiveness of any system of internal control over financial reporting, including ours, is subject to inherent limitations, including the exercise of judgment in designing, implementing, operating, and evaluating the controls and procedures, and the inability to eliminate misconduct completely. Accordingly, any system of internal control over financial reporting, including ours, no matter how well designed and operated, can only provide reasonable, not absolute, assurances. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions or that the degree of compliance with the policies or procedures may deteriorate. Our management assessed the effectiveness of NanoString’s internal control over financial reporting as of December 31, 2014. In making this assessment, our management used the criteria set forth by the Committee of Sponsoring Organizations of the Treadway Commission (COSO) in Internal Control—Integrated 1992 Framework. Based on our assessment using those criteria, our management has concluded that, as of December 31, 2014, NanoString’s internal control over financial reporting was effective.

 

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Changes in Internal Control over Financial Reporting

There was no change in our internal control over financial reporting identified in connection with the evaluation required by Rule 13a-15(d) and 15d-15(d) of the Exchange Act that occurred during the three months ended December 31, 2014 that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

 

Item 9B. Other Information

None.

 

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PART III

 

Item 10. Directors, Executive Officers and Corporate Governance

Executive Officers and Directors

The following table sets forth the names, ages and positions of our executive officers and directors as of March 2, 2015:

 

Name

   Age    Position

Executive Officers

     

R. Bradley Gray

   38    President, Chief Executive Officer and Director

Joseph M. Beechem, Ph.D.

   57    Senior Vice President of Research and Development

Wayne Burns

   58    Senior Vice President, Operations and Administration

David W. Ghesquiere

   48    Senior Vice President, Corporate & Business Development

James A. Johnson

   58    Chief Financial Officer

Barney Saunders, Ph.D.

   52    Senior Vice President of Sales & Marketing

Non-Employee Directors

     

William D. Young (1)(3)

   70    Chairman of the Board

Nicholas Galakatos, Ph.D. (2)(3)

   57    Director

Robert M. Hershberg, M.D., Ph.D. (3)

   51    Director

Gregory Norden (1)

   57    Director

Charles P. Waite (1)(2)(3)

   59    Director

 

(1) Member of the Audit Committee.
(2) Member of the Compensation Committee.
(3) Member of the Nominating and Corporate Governance Committee.

There are no family relationships among any of the directors or executive officers.

Executive Officers

R. Bradley Gray has served as a member of the board of directors and as President and Chief Executive Officer since June 2010. Prior to joining our company, Mr. Gray held various positions at Genzyme, a biotechnology company acquired by Sanofi in 2011. He served as Vice President of Product & Business Development for Genzyme Genetics, the diagnostic services division of Genzyme, from June 2008 to May 2010, leading the development of molecular diagnostics and partnering activities. From September 2006 to June 2008, he served as Vice President of Business & Strategic Development for Genzyme Genetics, leading growth efforts through partnerships and licensing. Mr. Gray joined Genzyme in October 2004 as Director of Corporate Development, supporting business development and leading Genzyme Ventures, the corporate venture capital fund of Genzyme. Prior to joining Genzyme, Mr. Gray was a management consultant in the healthcare practice of McKinsey & Company, a global management consulting firm, from September 2000 to October 2004, where he worked with senior healthcare executives in the United States and Europe on a broad range of issues including pharmaceutical and diagnostic product strategy, post-merger integration, organization design, and operational turnarounds. Mr. Gray received a B.A. in Economics and Management from Oxford University, where he studied as a British Marshall Scholar, and an S.B. in Chemical Engineering from the Massachusetts Institute of Technology. We believe that Mr. Gray possesses specific attributes that qualify him to serve as a director, including the perspective and experience he brings as Chief Executive Officer and his knowledge of molecular diagnostic development and commercialization.

Joseph M. Beechem, Ph.D . has served as Senior Vice President of Research and Development since April 2012. Prior to joining our company, Dr. Beechem held various positions at Life Technologies, a publicly-traded biotechnology tools company, most recently as Vice President, Head of Advanced Sequencing and Head of

 

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Global Sequencing Chemistry, Biochemistry and Biophysics from January 2010 to April 2012. From December 2007 to December 2012, he served as Chief Technology Officer of Life Technologies. During his career at Life Technologies, he led the design and development of multiple genetic analysis technologies, the latest advanced SOLiD sequencing technology and the single molecule nano-DNA sequencing technology. Prior to joining Life Technologies, Dr. Beechem was Chief Scientific Officer at Invitrogen, a publicly-traded biotechnology company that acquired Applied Biosystems in November 2008 to form Life Technologies, from August 2003 to December 2007 and Director of Biosciences at Molecular Probes, a biotechnology company acquired by Invitrogen in 2003, from August 2000 to August 2003. Prior to his industry experience, Dr. Beechem led an NIH-funded research laboratory for 11 years as a tenured associate professor at Vanderbilt University. He has authored or co-authored more than 100 peer-reviewed papers in diverse fields such as biomathematics, physics, chemistry, physiology, spectroscopy, diagnostics and biology. Dr. Beechem is also named on nearly 30 U.S. patents or patent applications and has served on a number of editorial and scientific advisory boards. He received a B.S. in Chemistry and Biology from Northern Kentucky University and a Ph.D. in Biophysics from The Johns Hopkins University.

Wayne Burns has served as Senior Vice President, Operations and Administration since October 2012 and served as Chief Financial Officer from April 2007 to September 2012. During the period from March 2009 through June 2010, Mr. Burns served as Acting Chief Executive Officer as well as Chief Financial Officer. Prior to joining our company, Mr. Burns served as Chief Operating Officer and Chief Financial Officer at Action Engine, a developer of a mobile application platform, from 2001 to 2006. From 2000 to 2001, Mr. Burns was a founder and the Chief Executive Officer of SafariDog, a developer of a search engine optimization platform. Mr. Burns also served as Vice President Operations and Chief Financial Officer of NetPodium during 1999 prior to its acquisition by InterVU, where from 1999 to 2000 Mr. Burns served as Vice President of Business Development. During the period from 1990 to 1996, Mr. Burns served as Chief Financial Officer and Vice President of Finance for three venture-backed companies, all of which were acquired by public companies. Mr. Burns spent five years with PricewaterhouseCoopers in the United States and Italy. Mr. Burns received a B.A. in Business Administration with a concentration in Accounting from the University of Washington.

David W. Ghesquiere has served as Senior Vice President, Corporate & Business Development since November 2013. Prior to joining our company, Mr. Ghesquiere was the founder and managing director of Adrenaline Venture & Advisory LLC, an international advisory firm, from August 2012 to November 2013. Prior to founding Adrenaline Venture & Advisory, Mr. Ghesquiere served as Senior Vice President, Corporate & Business Development at Dendreon Corporation, a biotechnology company, from 2011 to 2012. From 2005 to 2010, Mr. Ghesquiere held a variety of executive positions at OSI Pharmaceuticals, acquired by Astellas Pharma in 2010, including Senior Vice-President of Corporate & Business Development and Managing Director of OSI Investment Holdings GmbH and OSI Investment Management GmbH, OSI’s wholly owned, Switzerland-based subsidiaries, where he played a key role in establishing OSI’s venture capital arm. Earlier in his career, Mr. Ghesquiere served as Director of Global Business Development for Aventis Pharmaceuticals, which merged with Sanofi in 2004, and worked in product marketing at Johnson & Johnson. Mr. Ghesquiere received an M.B.A. from The University of Western Ontario’s Ivey School of Business and a B.A. in economics from The University of Western Ontario.

James A. Johnson has served as Chief Financial Officer since October 2012. Prior to joining our company, Mr. Johnson was Chief Financial Officer of Relypsa, Inc., a clinical-stage biopharmaceutical company, from May 2011 to September 2012. From September 2009 to October 2010, Mr. Johnson served as Executive Vice President, Chief Financial Officer, Treasurer and Secretary of ZymoGenetics, Inc., a biopharmaceutical company acquired by Bristol-Myers Squibb in October 2010. Mr. Johnson served as ZymoGenetics’ Executive Vice President, Chief Financial Officer and Treasurer from July 2007 to September 2009 and as ZymoGenetics’ Senior Vice President, Chief Financial Officer and Treasurer from February 2001 to July 2007. Mr. Johnson served as Chief Financial Officer, Treasurer and Secretary of Targeted Genetics Corporation, a biotechnology company, from 1994 to February 2001, as its Senior Vice President, Finance and Administration, from January 1999 to February 2001, and as its Vice President, Finance, from 1994 to January 1999. From 1990 to 1994,

 

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Mr. Johnson served as Vice President, Finance, and, from 1988 to 1990, as Director of Finance, at Immunex Corporation, a biopharmaceutical company. Mr. Johnson received a B.A. in Business Administration from the University of Washington.

Barney Saunders, Ph.D . has served as Senior Vice President of Sales & Marketing since March 2015, and previously served as our Senior Vice President & General Manager, Life Sciences, from September 2012 to March 2015 and our Chief Commercial Officer from September 2010 to September 2012. Prior to joining our company, Dr. Saunders served as Chief Commercial Officer of Microchip Biotechnologies (now IntegenX), a manufacturer of automation systems enabling microsample preparation and analysis for the life sciences, from September 2005 to June 2010. Prior to joining Microchip Biotechnologies, Dr. Saunders served as General Manager at Agilent Technologies, a publicly-traded measurement company providing core bio-analytical and electronic measurement solutions, from 2000 to 2004, where he led the team that launched the first commercially-available, complete genome arrays for human, rat and mouse and also entered the array CGH (comparative genomic hybridization) market. Dr. Saunders began his career with Amersham International, a pharmaceutical company specializing in Diagnostics and Life Sciences which was acquired by General Electric in 2004, where he held a variety of commercial positions, of increasing responsibility, in the United States and Europe from 1988 to 2000. Dr. Saunders received a B.Sc. Hons in Biological Sciences and Ph.D. in Rice Resistance Gene Expression from Birmingham University, England.

Our Directors

Directors Continuing in Office Until the 2015 Annual Meeting of Stockholders

Gregory Norden has served as a member of the board of directors and as chairman of the audit committee since July 2012. From 1989 to 2010, Mr. Norden held various senior positions with Wyeth/American Home Products, most recently as Wyeth’s Senior Vice President and Chief Financial Officer. Prior to this role, Mr. Norden was Executive Vice President and Chief Financial Officer of Wyeth Pharmaceuticals. Prior to his affiliation with Wyeth, Mr. Norden served as Audit Manager at Arthur Andersen & Company. Mr. Norden also serves on the boards of directors of WelchAllyn, a leading global provider of medical diagnostic equipment, Zoetis Inc., a global leader in discovering, developing, manufacturing and commercializing animal health medicines and vaccines, and Royalty Pharma, an industry leader in the acquisition of revenue-producing intellectual property. He is a former director of Human Genome Sciences (acquired by GlaxoSmithKline in August 2012) and Lumara Health (acquired by AMAG Pharmaceuticals in November 2014). Mr. Norden received a M.S. in Accounting from Long Island University — C.W. Post and a B.S. in Management/Economics from the State University of New York — Plattsburgh. We believe that Mr. Norden’s qualifications to serve on the board of directors include his extensive financial and accounting expertise and experience at Wyeth and at Arthur Andersen & Company and his significant experience in the biopharmaceutical industry.

Charles P. Waite has served as a member of the board of directors since July 2004 and as a member of the audit committee, compensation committee and nominating and corporate governance committee since June 2009; he currently serves as chairman of the nominating and corporate governance committee. He has been a General Partner of OVP Venture Partners II and a Vice President of Northwest Venture Services Corp. since 1987, a General Partner of OVP Venture Partners III since 1994, a General Partner of OVP Venture Partners IV since 1997, a General Partner of OVP Venture Partners V since 2000, a General Partner of OVP Venture Partners VI since 2001, and a General Partner of OVP Venture Partners VII since 2007, all of which are venture capital firms. Prior to joining OVP, Mr. Waite was a General Partner at Hambrecht & Quist Venture Partners from 1984 to 1988, where he focused on investments in information technology and life sciences. He is a former director of Complete Genomics, a publicly-traded DNA sequencing platform developer (acquired by BGI-Shenzen in March 2013), and currently serves on the board of directors of eight private companies. Mr. Waite received an A.B. in history from Kenyon College and an M.B.A. from Harvard University. We believe that Mr. Waite’s significant operational and leadership experience as a venture capital investor who sits on a number of boards qualify him to serve as a director. Mr. Waite’s investment focus on life sciences companies also provides substantial expertise in our industry.

 

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Directors Continuing in Office Until the 2016 Annual Meeting of Stockholders

William D. Young has served as the chairman of the board of directors since January 2010 and as a member of the audit committee since November 2011 and nominating and corporate governance committee since September 2013. Mr. Young is a Venture Partner at Clarus Ventures, a health care and life sciences venture capital firm, which he joined in March 2010. Prior to joining Clarus Ventures, Mr. Young served from 1999 until June 2009 as Chairman of the board of directors and Chief Executive Officer of Monogram Biosciences, a biotechnology company acquired by Laboratory Corporation of America in June 2009. From 1980 to 1999, Mr. Young was employed at Genentech, a biotechnology company acquired by Roche in March 2009, most recently as Chief Operating Officer from 1997 to 1999, where he was responsible for all Product Development, Manufacturing and Commercial functions. Mr. Young joined Genentech in 1980 as Director of Manufacturing and Process Sciences and became Vice President in 1983. Prior to joining Genentech, Mr. Young worked at Eli Lilly & Co. for 14 years and held various positions in production and process engineering, antibiotic process development and production management. Mr. Young is retired Chairman of the board of directors of Biogen Idec Inc. and a member of the boards of directors of BioMarin Pharmaceutical Inc., Theravance Biopharma and Vertex Pharmaceuticals. Mr. Young received his M.B.A. from Indiana University and his B.S. in chemical engineering from Purdue University, and an honorary doctorate of engineering from Purdue University. Mr. Young was elected to The National Academy of Engineering in 1993 for his contributions to biotechnology. We believe that Mr. Young’s demonstrated leadership in his field, his understanding of the industry and his senior management experience in several companies in our industry qualify him to serve as the chairman of the board of directors.

Nicholas Galakatos, Ph.D . has served as a member of the board of directors, as the chairman of the compensation committee and as a member of the nominating and corporate governance committee since June 2009. Dr. Galakatos is a Managing Director of Clarus Ventures, a health care and life sciences venture capital firm, which he co-founded in 2005. Dr. Galakatos has been a venture capital investor since 1992, initially at Venrock Associates from 1992 to 1997 and then at MPM Capital since 2000 where he was General Partner of the Bioventures II and Bioventures III funds. From 1997 to 2000, he was Vice President, New Business, and a member of the management team at Millennium Pharmaceuticals, a biopharmaceutical company acquired by Takeda Pharmaceutical in May 2008. He was a founder of Millennium Predictive Medicine and TransForm Pharmaceuticals, where he also was the Chairman and founding Chief Executive Officer. Dr. Galakatos is a Director of Portola Pharmaceuticals, Inc. and Ophthotech Corporation, and has been the Lead Director at Affymax Inc., and a Director of Critical Therapeutics Inc., and Aveo Pharmaceuticals, Inc. Dr. Galakatos received a B.A. degree in Chemistry from Reed College, a Ph.D. degree in Organic Chemistry from the Massachusetts Institute of Technology, and performed postdoctoral studies in molecular biology at Harvard Medical School. We believe that Dr. Galakatos is qualified to serve as a director of NanoString because of his operating experience in the biopharmaceutical industry and his extensive experience as a venture capital investor and a director of several public companies. Dr. Galakatos’s investment focus on life sciences companies also provides substantial expertise in our industry.

Directors Continuing in Office Until the 2017 Annual Meeting of Stockholders

R. Bradley Gray. See “Directors, Executive Officers and Corporate Governance — Executive Officers” included elsewhere in this Annual Report on Form 10-K for Mr. Gray’s biographical information.

Robert M. Hershberg, M.D., Ph.D. has served as a member of the board of directors and as a member of a nominating and corporate governance committee since March 2015. Since July 2014, Dr. Hershberg has served as Senior Vice-President of Immuno-Oncology at Celgene Corporation, a publicly-traded biopharmaceutical company, where he leads the company’s research and early development efforts across its immuno-oncology portfolio. Dr. Hershberg is also the President and Chief Executive Officer of VentiRx Pharmaceuticals, a clinical stage biopharmaceutical company, which he co-founded in 2006. Prior to co-founding VentiRx, Dr. Hershberg served as Senior Vice President and Chief Medical Officer at Dendreon Corporation, a biotechnology company, where he led the clinical, regulatory and biometrics groups, focusing on the development of Provenge ® in

 

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metastatic prostate cancer. From 2001 to 2003, Dr. Hershberg was the Vice President of Medical Genetics at Corixa, a pharmaceutical company (acquired by GlaxoSmithKline in 2005). Earlier in his career, Dr. Hershberg served as an Assistant Professor at Harvard Medical School and an Associate Physician at the Brigham and Women’s Hospital in Boston, Massachusetts. Dr. Hershberg holds clinical and research faculty positions at the University of Washington School of Medicine and is a member of the board of directors of Adaptive Biotechnologies Corp., a clinical stage diagnostics company. He completed his undergraduate degree in molecular biology and M.D. at UCLA, and his Ph.D. in biology at the Salk Institute. We believe Dr. Hershberg is qualified to serve as a director of NanoString because of his extensive experience as a senior executive officer at multiple biotechnology companies.

Section 16(a) Beneficial Ownership Reporting Compliance

Section 16(a) of the Exchange Act requires our directors and executive officers, and persons who own more than ten percent of a registered class of our equity securities, to file reports of ownership of, and transactions in, our securities with the SEC and NASDAQ. Such directors, executive officers, and ten percent stockholders are also required to furnish us with copies of all Section 16(a) forms that they file.

Based solely on a review of the copies of such forms received by us, or written representations from certain reporting persons, we believe that during 2014, our directors, executive officers, and 10% stockholders complied with all Section 16(a) filing requirements applicable to them.

Code of Business Conduct and Ethics

We have adopted a written code of business conduct and ethics that applies to our directors, officers and employees, including our principal executive officer, principal financial officer, principal accounting officer or controller, or persons performing similar functions. A current copy of the code is posted on the investor section of our website, www.nanostring.com.

Audit Committee

The members of our audit committee are Messrs. Norden, Waite and Young, each of whom satisfies the independence standards for audit committee members established by applicable SEC and The NASDAQ Global Market rules. Our audit committee chairman, Mr. Norden, is our audit committee financial expert, as that term is defined under the SEC rules implementing Section 407 of the Sarbanes-Oxley Act of 2002, and possesses financial sophistication, as defined under the rules of The NASDAQ Global Market. Our audit committee oversees our corporate accounting and financial reporting process and assists the board of directors in monitoring our financial systems. Our audit committee also:

 

    approves the hiring, discharging and compensation of our independent auditors;

 

    oversees the work of our independent auditors;

 

    approves engagements of the independent auditors to render any audit or permissible non-audit services;

 

    reviews the qualifications, independence and performance of the independent auditors;

 

    reviews financial statements, critical accounting policies and estimates;

 

    reviews the adequacy and effectiveness of our internal controls; and

 

    reviews and discusses with management and the independent auditors the results of our annual audit, our quarterly financial statements and our publicly filed reports.

 

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Item 11. Executive Compensation

Summary Compensation Table

The following table provides information regarding the compensation of our named executive officers during 2014, 2013 and 2012.

 

Name and Principal Position

   Year      Salary ($)      Bonus ($)     Option
Awards
($)(2)
     Non-Equity
Incentive Plan
Compensation
($)(3)
     All Other
Compensation
($)
     Total ($)  

R. Bradley Gray

President and Chief Executive Officer

     2014         441,750         —          902,430         243,054         —           1,587,234   
     2013         384,214         —          252,986         228,000         —           865,200   
     2012         333,802         104,000 (1)       242,246         120,802         —           800,850   

James A. Johnson(4)

Chief Financial Officer

     2014         349,167         —          451,215         130,240         —           930,622   
     2013         324,167         —          114,996         128,975         —           568,138   
     2012         75,000         30,000 (5)       219,036         21,878         —           345,914   

Wayne Burns

Senior Vice President, Operations and Administration

     2014         325,000         —          451,215         133,650         —           909,865   
                   

 

(1) This amount represents a special bonus accelerated and paid in 2012.
(2) The dollar amounts in this column represent the aggregate grant date fair value of stock option awards granted in 2014, 2013 and 2012, respectively. These amounts have been computed in accordance with FASB ASC Topic 718, using the Black-Scholes option pricing model. Pursuant to SEC rules, the amounts shown exclude the impact of estimated forfeitures related to service-based vesting conditions. For a discussion of valuation assumptions, see the notes to our financial statements included elsewhere in this report.
(3) The amounts in this column represent the amounts earned and payable each year under the bonus plan for such year, all of which were paid in the subsequent year.
(4) Mr. Johnson was hired in October 2012.
(5) This amount represents a signing bonus.

Non-Equity Incentive Plan Compensation & Bonus

2014 Non-Equity Incentive Plan Payments

For 2014, the target incentive amounts and the aggregate annual payments earned by our named executive officers were the following:

 

Name Executive Officer

   Target Award
Opportunity
     Actual
Award
 

R. Bradley Gray

   $   270,000       $   243,054   

James A. Johnson

     140,800         130,240   

Wayne Burns

     148,500         133,650   

Our 2014 incentive compensation plan provides our named executive officers with an annual incentive compensation payment, subject to our achievement of our corporate performance goals and individual achievement. For 2014, our corporate-level goals included continued revenue growth, execution of the U.S. commercial launch of Prosigna and continued international commercialization of Prosigna, continued development of our next-generation nCounter Analysis System, an enhanced diagnostic pipeline, effective management of organizational growth, achievement of cash position goals and other financial targets and additional stretch targets. The Actual Award amounts are calculated by weighing corporate goal attainment and individual goal attainment for each named executive officer as follows: Mr. Gray, 100% corporate goal; Mr. Johnson, 75% corporate goal/25% individual goal and Mr. Burns, 75% corporate goal/25% individual goal.

 

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For 2014, we achieved corporate attainment of our goals at 90%. The following was our determination of individual goal attainment in 2014: Mr. Gray, N/A; Mr. Johnson, 100%; and Mr. Burns, 90%. For 2015, the compensation committee has approved corporate-level goals, including continued revenue growth, expansion of our cancer focus and development of related products, enablement and initiation of additional cancer-focused diagnostic collaborations, further establishing Prosigna clinical utility, expanded installed base and increased reimbursement, expansion of addressable market through the development and introduction of new products, achievement of cash position goals and other financial targets and additional stretch targets.

Executive Employment Arrangements

R. Bradley Gray

We entered into an employment agreement in May 2010 with Mr. Gray, our President and Chief Executive Officer. The employment agreement has no specific term and constitutes at-will employment. For 2015, Mr. Gray’s annual base salary is $475,000, and he is eligible for an annual incentive payment equal to 70% of his base salary, subject to achievement of performance metrics.

Previously, Mr. Gray was eligible for a special annual retention bonus equal to $52,000 per year, subject to continued employment with us on January 1 of each year through 2014. In 2012, the compensation committee approved a payment of $104,000 for the acceleration of the unpaid portion of Mr. Gray’s annual retention bonus.

In connection with Mr. Gray’s commencement of employment, we granted him stock options, or sign-on stock options, covering an aggregate of (1) 241,905 shares subject to time-based vesting and (2) 15,125 shares subject to performance-based vesting. The stock options were granted pursuant to our 2004 Stock Option Plan with an exercise price equal to the per share fair market value of our common stock on the date of grant. All of Mr. Gray’s sign-on stock options (other than 89,285 shares subject to time-based vesting) were early-exercisable as to unvested shares, subject to our right to repurchase any unvested shares upon termination of employment for any reason at a repurchase price per share equal to the original purchase price per share. Twenty five percent of Mr. Gray’s sign-on time-based stock options vested in June 2011, with the remaining 75% vesting in equal monthly installments over the following three years, until the option fully vested in June 2014. Fifty percent of Mr. Gray’s performance-based sign-on stock options vested upon the FDA’s final approval of Prosigna in September 2013 and the remaining 50% are scheduled to vest upon the “tools” portion of our business achieving profitability, subject to Mr. Gray’s continuing service through such vesting date.

If Mr. Gray’s employment is terminated other than for “cause” (as defined in his employment agreement and summarized below), death or disability or he resigns for “good reason” (as defined in his employment agreement and summarized below), in each case, upon or within 12 months following such change in control, then 100% of the then-unvested portion of the sign-on stock options will vest.

Also, if we terminate his employment other than for cause, death or disability or he resigns for good reason, then subject to his execution of a release of claims and his continued adherence to certain restrictive covenants, he will receive continuing base salary payments for a period of twelve months.

As an incentive to induce Mr. Gray to join us, we provided him an allowance for relocation expenses of up to $100,000. To the extent that any of the relocation expenses were deemed taxable, we provided a gross-up benefit.

Additionally, in connection with his hiring, we extended to Mr. Gray a full recourse loan of $115,000 at an annual interest rate equal to 2.72%. The loan was repaid in 2012.

James A. Johnson

We entered into an employment agreement in September 2012 with Mr. Johnson, our Chief Financial Officer. The employment agreement has no specific term and constitutes at-will employment. For 2015,

 

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Mr. Johnson’s annual base salary is $362,000, and he is eligible for an annual incentive payment equal to 50% of his base salary, subject to achievement of performance metrics.

In connection with Mr. Johnson’s commencement of employment, we granted him stock options, or sign-on stock options, covering an aggregate of 82,968 shares. The stock options were granted pursuant to our 2004 Stock Option Plan with an exercise price equal to the per share fair market value of our common stock on the date of grant. All of Mr. Johnson’s sign-on stock options were early-exercisable as to unvested shares, subject to our right to repurchase any unvested shares upon termination of employment for any reason at a repurchase price per share equal to the original purchase price per share. Twenty-five percent of Mr. Johnson’s sign-on stock options vested in September 2013, and the remaining 75% vest in equal monthly installments, until the option is fully vested in September 2016, the fourth anniversary of the vesting commencement date.

In addition and supplementing the vesting schedule described above, in the event that Mr. Johnson’s employment is terminated other than for “cause” (as defined in his employment agreement and summarized below), death or disability or Mr. Johnson resigns for “good reason” (as defined in his employment agreement and summarized below), in each case, upon or within 12 months following such change in control, then 100% of the then-unvested portion of the sign-on stock options will vest.

Also, if we terminate his employment other than for cause, death or disability or he resigns for good reason, then subject to his execution of a release of claims and his continued adherence to certain restrictive covenants, he will receive continuing base salary payments for a period of six months.

Wayne Burns

We entered into an employment agreement in June 2009 with Mr. Burns, our Senior Vice President, Operations and Administration. The employment agreement has no specific term and constitutes at-will employment. For 2015, Mr. Burns’ annual base salary is $360,000 and he is eligible for an annual incentive payment equal to 45% of his base salary, subject to achievement of performance metrics.

In connection with Mr. Burns’ commencement of employment, we granted him stock options, or sign-on stock options, covering an aggregate of 39,062 shares. The stock options were granted pursuant to our 2004 Stock Option Plan with an exercise price equal to the per share fair market value of our common stock on the date of grant. Twenty five percent of these stock options vested in June 2010, with the remaining 75% vesting in equal monthly installments over the following three years, until the option fully vested in June 2013.

If we terminate his employment other than for “cause” (as defined in his employment agreement and summarized below), death or disability or he resigns for “good reason” (as defined in his employment agreement and summarized below), then subject to his execution of a release of claims and his continued adherence to certain restrictive covenants, he will receive continuing base salary payments for a period of twelve months.

Definition of Terms

For purposes of the 2004 Stock Option Plan, “change in control” means generally a:

 

    sale of all or substantially all of our assets;

 

    our merger, consolidation or other business combination transaction with or into another corporation, entity or person, other than certain transactions in which a majority of the voting power of our stock continues to hold a majority of the voting power of our stock; or

 

    the direct or indirect acquisition (including by way of a tender or exchange offer) by any person, or persons acting as a group, of beneficial ownership or a right to acquire beneficial ownership of shares representing a majority of the voting power of the then outstanding shares of our capital stock.

 

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For purposes of each of the named executive officers’ employment agreements, “cause” means generally:

 

    a violation of one of our material written policies that continues uncured for 30 days;

 

    an act of dishonesty in connection with an executive’s responsibilities as our employee;

 

    such executive’s conviction of, or plea of nolo contendere to, a felony;

 

    such executive’s gross misconduct;

 

    such executive’s failure or refusal to follow the lawful and proper directives of the board of directors which are within his duties; or

 

    such executive’s material breach of his proprietary information agreement or the non-disparagement provision of his employment agreement.

For purposes of the named executive officers’ employment agreements, “good reason” means generally any of the following without such executive’s written consent:

 

    a material and permanent diminution in such executive’s duties, authority or responsibilities;

 

    a reduction in base salary then in effect by more than 5% (or, for Mr. Gray, more than 10%);

 

    our material breach of such executive’s employment agreement; or

 

    a refusal by such executive to relocate to a facility or location more than 40 miles (or, for Mr. Gray, more than 50 miles) from our current location.

To qualify as a resignation for good reason, an executive must provide notice to us within 90 days (or, for Mr. Burns, 30 days) of the initial existence of the condition or event described above and allow us to cure the condition or event within 30 days following our receipt of the notice.

For purposes of Mr. Johnson’s sign-on stock option agreement, “cause” means generally:

 

    an executive’s failure to substantially perform his duties or responsibilities (other than a failure resulting from his disability) after receiving notice of failure and 10 days to cure;

 

    an executive’s commission of any act of fraud, embezzlement, dishonesty or misrepresentation;

 

    an executive’s violation of any federal or state law or regulation applicable to our business;

 

    an executive’s breach of any confidentiality or invention assignment agreement with us; or

 

    an executive being convicted of, or entering a plea of nolo contendere to, a felony or committing any act of moral turpitude, dishonesty or fraud against us, or the misappropriation of our material property.

The cause determination is made by the board of directors in good faith.

For purposes of Mr. Johnson’s sign-on stock option agreement, “good reason” means generally:

 

    the material diminution of an executive’s duties; provided that diminution following a change in control solely by virtue of duties occurring at a subsidiary or division level rather than at the parent will not be deemed good reason;

 

    a material reduction in base salary;

 

    a material change in geographic location of where an executive must perform services; or

 

    our material breach of the option agreement.

To qualify as a resignation for good reason, the executive must provide notice to us within 90 days of the initial existence of the condition or event described above and allow us to cure the condition or event within 30 days following our receipt of notice.

 

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Outstanding Equity Awards at Fiscal Year-End

The following table presents information concerning equity awards held by our named executive officers at the end of 2014.

 

     Option Awards
     Vesting
Commencement
Date
   Number of Securities Underlying
Option (#)
    Option
Exercise
Price
($)
     Option
Expiration
Date

Name

      Exercisable     Unexercisable       

R. Bradley Gray

   6/25/2010      130,299 (1)(2)      —          2.24       6/29/2020
   6/25/2010      33,481 (2)      —          2.24       6/29/2020
   6/25/2010      8,370 (1)(2)      —          2.24       6/29/2020
   6/25/2010      15,125 (1)(3)      —          2.24       6/29/2020
   3/01/2012      35,047 (1)(5)      —          1.92       2/28/2022
   3/01/2012      100,541 (1)(5)      —          1.92       2/28/2022
   1/10/2013      68,749 (1)(6)      —          6.72       1/09/2023
   1/31/2014      26,256 (6)      63,744 (6)      18.18       1/30/2024

James A. Johnson

   10/01/2012      82,968 (1)(4)      —          5.12       10/15/2022
   1/10/2013      31,249 (1)(6)      —          6.72       1/09/2023
   1/31/2014      13,132 (6)      31,868 (6)      18.18       1/30/2024

Wayne Burns

   10/15/2009      7,812 (4)      —          1.92       10/14/2019
   3/02/2010      16,093 (1)(4)      —          2.24       3/01/2020
   3/19/2012      34,375 (1)(4)      —          1.92       2/28/2022
   1/10/2013      10,000 (1)(6)      —          6.72       1/09/2023
   1/31/2014      13,132 (6)      31,868 (6)      18.18       1/30/2023

 

(1) The options listed are subject to an early exercise right and may be exercised in full prior to vesting of the shares underlying the option. Vesting of all options is subject to continued service on the applicable vesting date.
(2) Options vest over four years as follows: 25% of the shares vest one year following the vesting commencement date, with the remaining 75% vesting in equal monthly installments over the following years. Notwithstanding the foregoing, if the named executive officer’s employment is terminated other than for cause, death or disability or such named executive officer resigns for good reason, in each case, during the period on, and 12 months after, a change in control, then 100% of the then-unvested shares vest.
(3) The option vested as to 50% upon the FDA’s final approval of Prosigna in September 2013 and the remaining 50% will vest upon the “tools” portion of our business becoming profitable.
(4) Options vest over four years as follows: 25% of the shares vest one year following the vesting commencement date, with the remaining 75% vesting in equal monthly installments over the following years. Notwithstanding the foregoing, if the named executive officer is terminated without cause or resigns for good reason, in each case following a change in control, then 100% of the then-unvested shares vest.
(5) Options vest over four years as follows: 15% of the shares vest on the vesting commencement date, with the remaining 85% vesting in equal monthly installments over the following four years. Notwithstanding the foregoing, if the named executive officer is terminated without cause or resigns for good reason, in each case, following a change in control, then 100% of the then-unvested shares vest.
(6) Options vest in equal monthly installments from the vesting commencement date over four years. Notwithstanding the foregoing, if the named executive officer is terminated without cause or resigns for good reason, in each case, following a change in control, then 100% of the then-unvested shares vest.

401(k) Plan

We maintain a tax-qualified retirement plan that provides eligible employees with an opportunity to save for retirement on a tax advantaged basis. All participants’ interests in their deferrals are 100% vested when contributed. In 2014, we contributed $0.4 million into the 401(k) plan as matching contributions. In 2012 and

 

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2013 we made no matching contributions into the 401(k) plan. Pre-tax contributions are allocated to each participant’s individual account and are then invested in selected investment alternatives according to the participants’ directions. The 401(k) plan is intended to qualify under Sections 401(a) and 501(a) of the Internal Revenue Code. As a tax-qualified retirement plan, contributions to the 401(k) plan and earnings on those contributions are not taxable to the employees until distributed from the 401(k) plan, and all contributions are deductible by us when made.

Director Compensation

Director Compensation Policy

The compensation committee retained Arnosti Consulting, Inc., a compensation advisory firm, to provide recommendations on director compensation following our initial public offering based on an analysis of market data compiled from certain public technology companies. Based on the recommendation of Arnosti Consulting, Inc., in June 2013, our board of directors approved a director compensation policy for our non-employee directors that became effective following our initial public offering. For purposes of the policy, or the Post-IPO Director Compensation Policy, the board of directors classified each director into one of the two following categories: (1) an “employee director,” is a director who is employed by us; and (2) a “non-employee director,” is a director who is not an employee director. Only non-employee directors will receive compensation under the Post-IPO Director Compensation Policy. All directors will be reimbursed for expenses in their capacities as directors in accordance with our standard expense reimbursement policy. Non-employee directors will receive compensation in the form of equity and cash under the Post-IPO Director Compensation Policy, as described below. Certain of our non-employee directors are employees, officers, directors, managers, managing members or general partners of a stockholder of our company or an entity that is an affiliate of such stockholder (excluding our company), and as a result of the internal policies of such stockholder or its affiliates, these directors may be required to hold any compensation received for their service on our board of directors for the benefit of such stockholder or its affiliates.

Equity Compensation

Upon joining our board of directors, each non-employee director receives an option to purchase 0.08% of our outstanding shares on the date of grant. The exercise price of the initial grant is the fair market value, as determined in accordance with our 2013 Equity Incentive Plan, on the date of the grant. The shares underlying the initial grant vest as to 50% of the total shares subject to such award on the one year anniversary of the date the director commenced services, and the remaining 50% of the total shares vest in 12 equal monthly installments thereafter, in each case, subject to continued service as a director through each vesting date.

At the beginning of each fiscal year, each non-employee director is granted an option to purchase 0.04% of our outstanding shares on the date of grant. The exercise price of this annual grant is the fair market value, as determined in accordance with our 2013 Equity Incentive Plan, on the date of the grant. All of the shares underlying the annual grant vest on the one year anniversary of the date of grant, subject to continued service as a director through the vesting date.

In addition, on July 10, 2013 (the 10th trading day following our initial public offering on June 25, 2013) each non-employee director then serving on the board of directors received an option to purchase 0.06% of our outstanding shares on the date of grant. As an exception to the terms of our 2013 Equity Incentive Plan, the exercise price of this grant was the average closing price of our stock for the 10 trading day period following June 25, 2013. The shares underlying the post-offering grant vested as to 50% of the total shares subject to such award on June 25, 2014, and the remaining 50% of the total shares vest in 12 equal monthly installments thereafter, in each case, subject to continued service as a director through each vesting date.

Also, the chairman of the board of directors received, in addition to the grant discussed in the immediately preceding paragraph, an additional option to purchase 0.05% of our outstanding shares. This additional grant was granted at the same time as and had the same terms and conditions as the post-offering grant.

 

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The vesting of each grant described above accelerates in full upon a “change in control” as defined in our 2013 Equity Incentive Plan.

Cash Compensation

For each fiscal year, each non-employee director receives an annual cash retainer of $35,000 for serving on the board of directors. In addition to the annual retainer, the chairperson of the board of directors is entitled to an additional cash retainer of $40,000 per year, and the chairperson of each of the board’s three standing committees are entitled to an additional cash retainer of $10,000 per year.

All cash payments are payable in four equal installments at the end of each calendar quarter during which such individual served as a director (such payments to be prorated for service during a portion of such quarter).

Subsequent to our initial public offering, our board of directors determined that oversight of non-employee director compensation should be a responsibility of its nominating and corporate governance committee. Our board of directors, acting pursuant to the recommendation of its nominating and corporate governance committee, revised cash compensation levels for non-employee directors serving as chairman of each of the board of directors’ audit committee, compensation committee and nominating and corporate governance committee, and established cash compensation levels for non-employee directors serving on such committees. The changes will become effective as of the date of our 2015 annual meeting of stockholders.

The following table summarizes the revised non-employee director cash compensation levels approved by our board of directors:

 

Position

   Compensation  

Audit Committee, Chairman

   $   15,000   

Audit Committee, Member

     7,500   

Compensation Committee, Chairman

     12,000   

Compensation Committee, Member

     6,000   

Nominating and Corporate Governance Committee, Chairman

     10,000   

Nominating and Corporate Governance Committee, Member

     5,000   

The following table sets forth information concerning the compensation paid or accrued for services rendered to us by members of the board of directors for the year ended December 31, 2014. Compensation paid or accrued for services rendered to us by Mr. Gray in his role as chief executive officer is included in our disclosures related to executive compensation in the section of this report captioned “Executive Compensation.”

 

Name

   Fees Earned or
paid in Cash ($)
     Option
Awards ($)(1)
     Total ($)  

William D. Young

     75,000         55,973         130,973   

Bradford Crutchfield(2)

     29,008         55,973         84,981   

Jennifer Scott Fonstad(3)

     17,500         55,973         73,473   

Nicholas Galakatos

     45,000         55,973         100,973   

Finny Kuruvilla(4)

     17,500         55,973         73,473   

Gregory Norden

     45,000         55,973         100,973   

Tina Nova(5)

     7,104         132,257         139,361   

Charles P. Waite

     45,000         55,973         100,973   

 

(1) Represents the aggregate grant date fair value of stock option awards granted in 2014. These amounts have been computed in accordance with Financial Accounting Standards Board, or FASB, Accounting Standards Codification, or ASC, Topic 718, using the Black-Scholes option pricing model without regard to estimated forfeitures. For a discussion of valuation assumptions, see the notes to our financial statements included elsewhere in this report.

 

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(2) Mr. Crutchfield resigned from the board of directors in October 2014.
(3) Ms. Fonstad did not stand for reelection to the board of directors at our 2014 annual meeting of stockholders and ceased to be a member of the board of directors in July 2014.
(4) Dr. Kuruvilla did not stand for reelection to the board of directors at our 2014 annual meeting of stockholders and ceased to be a member of the board of directors in July 2014.
(5) Dr. Nova was appointed to the board of directors in April 2014 and resigned from the board of directors in July 2014.

For further information regarding the equity compensation of our non-employee directors, see the section titled “Executive Compensation — Employee Benefit and Stock Plans.”

Compensation Committee Interlocks and Insider Participation

During 2014, the members of our compensation committee included Dr. Galakatos, Ms. Fonstad, Dr. Nova and Mr. Waite. The current members of our compensation committee are Dr. Galakatos and Mr. Waite. None of the members of our compensation committee is or has been an officer or employee of us. None of our executive officers currently serves, or in the past year has served, as a member of the board of directors or compensation committee (or other board committee performing equivalent functions or, in the absence of any such committee, the entire board of directors) of any entity that has one or more executive officers serving on our board of directors or compensation committee. We are a party to certain transactions with significant stockholders affiliated with Dr. Galakatos and Mr. Waite as described in the section of this report captioned “Certain Relationships and Related Party Transactions and Director Independence.”

Compensation Committee Report

The compensation committee has reviewed and discussed the section captioned “Executive Compensation,” included in this Annual Report on Form 10-K, with management and, based on such review and discussion, the compensation committee has recommended to our board of directors that this “Executive Compensation” section be included in this Annual Report on Form 10-K.

Respectfully submitted by the members of the compensation committee of the board of directors:

Dr. Nicholas Galakatos, Chairman

Charles P. Waite

 

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Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters

Securities Authorized for Issuance Under Equity Compensation Plans

The following table summarizes information about our equity compensation plans as of December 31, 2014. All outstanding awards relate to our common stock.

 

Plan Category

   (a) Number of
Securities to be Issued
Upon Exercise of
Outstanding

Options, Warrants
and Rights
     (b) Weighted
Average Exercise
Price of
Outstanding
Options,
Warrants

and Rights
     (c) Number of Securities
Remaining Available for
Future Issuance Under
Equity Compensation
Plans (Excluding
Securities Reflected in
Column (a)) 1
 

Equity compensation plans approved by security holders:

        

2004 Stock Option Plan

     1,551,354         3.147         —     

2013 Equity Incentive Plan

     1,743,468         16.055         543,816   

2013 Employee Stock Purchase Plan

     —           N.A.         286,062   

Equity compensation plans not approved by security holders:

     —           N.A.         —     
  

 

 

       

 

 

 

Total

  3,294,822      N.A.      829,878   
  

 

 

       

 

 

 

 

(1) Our 2013 Equity Incentive Plan includes provisions providing for an annual increase in the number of securities available for future issuance on the first day of each fiscal year, equal to the least of: (a) 1,406,250 shares; (b) 5% of the outstanding shares of common stock as of the last day of the immediately preceding fiscal year; and (c) such other amount as the board of directors may determine. Our 2013 Employee Stock Purchase Plan includes provisions providing for an annual increase in the number of securities available for future issuance on the first day of each fiscal year, equal to the least of: (a) 1% of the outstanding shares of common stock on the first day of such fiscal year; (b) 281,250 shares; and (c) such other amount as the board of directors, or a committee appointed by the board of directors, may determine.

Principal Stockholders

The following table sets forth certain information with respect to the beneficial ownership of our common stock at March 2, 2015 for:

 

    each person who we know beneficially owns more than 5% of our common stock;

 

    each of our directors;

 

    each of our named executive officers; and

 

    all of our directors and executive officers as a group.

The percentage of beneficial ownership shown in the table is based upon 18,360,219 shares outstanding as of March 2, 2015.

Information with respect to beneficial ownership has been furnished by each director, executive officer or beneficial owner of more than 5% of our common stock. We have determined beneficial ownership in accordance with the rules of the SEC. These rules generally attribute beneficial ownership of securities to persons who possess sole or shared voting power or investment power with respect to those securities. In addition, the rules take into account shares of common stock issuable pursuant to the exercise of stock options or warrants that are either immediately exercisable or exercisable on or before the 60th day after March 2, 2015. Certain of the options granted to our named executive officers may be exercised prior to the vesting of the

 

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underlying shares. We refer to such options as being “early exercisable.” Shares of common stock issued upon early exercise are subject to our right to repurchase such shares until such shares have vested. These shares are deemed to be outstanding and beneficially owned by the person holding those options or a warrant for the purpose of computing the percentage ownership of that person, but they are not treated as outstanding for the purpose of computing the percentage ownership of any other person. Unless otherwise indicated, the persons or entities identified in this table have sole voting and investment power with respect to all shares shown as beneficially owned by them, subject to applicable community property laws.

Except as otherwise noted below, the address for each person or entity listed in the table is c/o NanoString Technologies, Inc., 530 Fairview Avenue, N., Suite 2000, Seattle, Washington 98109.

 

     Common Stock Beneficially
Owned
 

Name of Beneficial Owner

   Shares      Percentage  

5% Stockholders:

     

Entities affiliated with Clarus Funds(1)

     4,121,848         22.3   

Entities affiliated with DFJ Funds(2)

     1,864,010         10.1   

Entities affiliated with OVP Funds(3)

     1,640,884         8.9   

Entities affiliated with Redmile Group, LLC(4)

     1,266,538         6.9   

Entities affiliated with Deerfield Management Company, L.P.(5)

     923,378         5.0   

Directors and Named Executive Officers:

     

R. Bradley Gray(6)

     517,211         2.8   

Wayne Burns(7)

     116,107         *   

James A. Johnson(8)

     133,061         *   

William D. Young(9)

     86,352         *   

Nicholas Galakatos, Ph.D.(10)

     4,135,732         22.3   

Robert M. Hershberg, M.D., Ph.D.(11)

     —           *   

Gregory Norden(12)

     20,821         *   

Charles P. Waite(13)

     1,654,768         9.0   

All directors and executive officers as a group (12 persons)(14)

     6,874,746         35.1   

 

(*) Less than one percent.
(1) Includes 3,959,440 shares held and 162,408 shares that may be acquired pursuant to the exercise of warrants held of record by Clarus Lifesciences II, L.P. (“Clarus”). Clarus Ventures II GP, L.P. (the “GPLP”), as the sole general partner of Clarus, may be deemed to beneficially own certain of the shares held of record by Clarus. The GPLP disclaims beneficial ownership of all shares held of record by Clarus in which the GPLP does not have an actual pecuniary interest. Clarus Ventures II, LLC (the “GPLLC”), as the sole general partner of the GPLP, may be deemed to beneficially own certain of the shares held of record by Clarus. The GPLLC disclaims beneficial ownership of all shares held of record by Clarus in which it does not have an actual pecuniary interest. Each of Nicholas Galakatos, a member of the board of directors, and Messrs. Henner, Liptak, Simon, Steinmetz and Wheeler, as individual Managing Directors of the GPLLC, may be deemed to beneficially own certain of the shares held of record by Clarus. Each of Messrs. Galakatos, Henner, Liptak, Simon, Steinmetz and Wheeler disclaims beneficial ownership of all shares held of record by Clarus in which he does not have an actual pecuniary interest. The address of Clarus Lifesciences is 101 Main Street, Suite 1210, Cambridge, Massachusetts 02142.
(2)

Includes (a) 1,703,722 shares held and 85,728 shares that may be acquired pursuant to the exercise of warrants held of record by Draper Fisher Jurvetson Fund VII, L.P., (b) 32,154 shares held of record by Draper Associates, L.P., (c) 24,847 shares held and 1,249 shares that may be acquired pursuant to the exercise of warrants held of record by Draper Fisher Jurvetson Partners VII, LLC, (d) 12,002 shares held and 1,923 shares that may be acquired pursuant to the exercise of warrants held of record by Draper Associates Riskmasters Fund II, LLC and (e) 1,989 shares held and 396 shares that may be acquired

 

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  pursuant to the exercise of warrants held of record by Draper Associates Riskmasters Fund, LLC. Timothy C. Draper, John H.N. Fisher and Steven T. Jurvetson are Managing Directors of the general partner entities of Draper Fisher Jurvetson Fund VII, L.P. (“Fund VII”) that directly hold shares and as such, they may be deemed to have voting and investment power with respect to such shares. Draper Fisher Jurvetson Partners VII, LLC (“Partners VII”) invests lockstep alongside Fund VII. The Managing Members of Partners VII are Timothy C. Draper, John H.N. Fisher and Steven T. Jurvetson. Draper Associates, L.P. (“DALP”) invests lockstep alongside Fund VII. The General Partners of DALP is Draper Associates, Inc. which is controlled by its President and majority shareholder, Timothy C. Draper. Draper Associates Riskmasters Fund, LLC (“DARF”) and Draper Associates Riskmasters Fund II, LLC (“DARF II”) invest lockstep alongside Fund VII, instead and in place of DALP beginning June 2010. The Managing Member of DARF and DARF II is Timothy C. Draper. These individuals disclaim beneficial ownership with respect to such shares except to the extent of their pecuniary interest therein. The address of each of the entities affiliated with Draper Fisher Jurvetson is 2882 Sand Hill Road, Suite 150, Menlo Park, California 94025.
(3) Includes (a) 1,063,775 shares held by OVP Venture Partners VI, L.P. (“OVP VI”), (b) 472,221 shares held and 103,404 shares that may be acquired pursuant to the exercise of warrants held of record by OVP Venture Partners VII, L.P. (“OVP VII”) and (c) 1,484 shares held by OVP VII Entrepreneurs Fund, L.P. (“OVP VII Entrepreneurs Fund,” and together with OVP VI and OVP VII, “OVP Venture Partners”). Charles P. Waite, a member of the board of directors, is a managing member of OVMC VI, LLC, the general partner of each of OVP VI and OVP VI Entrepreneurs Fund, and a managing member of OVMC VII, LLC, the general partner of each of OVP VII and OVP VII Entrepreneurs Fund. Mr. Waite, together with the other managing members of OVMC VI, LLC and OVMC VII, LLC are deemed to have shared voting and dispositive power over the shares held by OVP VI, OVP VII, OVP VI Entrepreneurs Fund and OVP VII Entrepreneurs Fund. These individuals disclaim beneficial ownership with respect to such shares except to the extent of their pecuniary interest therein. The address of each of the entities affiliated with OVP Venture Partners is C/O OVP Venture Partners 11023 NE 116th St., Kirkland, WA 98034.
(4) Based solely on the most recently available Schedule 13G filed with the SEC on February 18, 2015, consists of shares held by certain investment limited partnerships, pooled investment vehicles, etc. for which Redmile Group, LLC, (“Redmile”) serves as the general partner and/or investment manager. Redmile, as the general partner and/or investment manager, and Jeremy Green, as the majority managing member and owner of Redmile, may be deemed to beneficially own such shares insofar as they may be deemed to have the power to direct the voting or disposition of the shares. Each of Redmile and Jeremy Green disclaims beneficial ownership of such shares, except to the extent of his or its pecuniary interests therein. The address of Redmile is One Letterman Drive, Building D, Suite D3-300, San Francisco, CA 94111.
(5) Based solely on the most recently available Schedule 13G/A filed with the SEC on February 17, 2015, consists of shares held by Deerfield Special Situations Fund, L.P. and Deerfield Special Situations International Master Fund, L.P. Deerfield Management Company, L.P. is the investment advisor and Deerfield Mgmt, L.P. is the general partner of each of Deerfield Special Situations Fund, L.P. and Deerfield Special Situations International Master Fund, L.P. Deerfield Management Company, L.P., Deerfield Mgmt, L.P., and James E. Flynn may be deemed to beneficially own such shares insofar as they may be deemed to have the power to direct the voting or disposition of the shares. The address of each of the foregoing entities is 780 Third Avenue, 37 th Floor, New York, NY 10017.
(6) Includes 93,301 shares held and options to purchase 423,910 shares of common stock that are exercisable within 60 days of March 2, 2015, of which 373,642 shares are vested as of such date.
(7) Includes 33,027 shares held and options to purchase 83,080 shares of common stock that are exercisable within 60 days of March 2, 2015, of which 74,616 shares are vested as of such date.
(8) Includes 2,898 shares held and options to purchase 130,163 shares of common stock that are exercisable within 60 days of March 2, 2015, of which 85,378 shares are vested as of such date.
(9) Consists of options to purchase 86,352 shares of common stock that are exercisable within 60 days of March 2, 2015, all of which are vested as of such date.
(10) Includes the shares held of record by Clarus described in footnote 1 and options to purchase 13,884 shares of common stock that are exercisable within 60 days of March 2, 2015, all of which are vested as of such date.

 

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(11) Dr. Hershberg joined the board in March 2015. He received an option to purchase 14,688 shares of common stock on March 2, 2015 at an exercise price of $11.20 per share, none of which are exercisable within 60 days of March 2, 2015.
(12) Consists of options to purchase 20,821 shares of common stock that are exercisable within 60 days of March 2, 2015, all of which are vested as of such date.
(13) Includes the shares held of record by OVP Venture Partners described in footnote 3 and options to purchase 13,884 shares of common stock that are exercisable within 60 days of March 2, 2015, all of which are vested as of such date.
(14) Includes 5,633,542 shares held, 265,812 shares that may be acquired pursuant to the exercise of warrants held of record and options to purchase 975,392 shares of common stock that are exercisable within 60 days of March 2, 2015, of which 837,584 shares are vested as of such date.

 

Item 13. Certain Relationships and Related Transactions, and Director Independence

In addition to the arrangements described below, we have also entered into the arrangements which are described where required in the section of this report captioned “Part III — Item 11 — Executive Compensation — Executive Employment Arrangements”.

Related Party Transaction Policy

We have adopted a formal, written policy that our executive officers, directors (including director nominees), holders of more than 5% of any class of our voting securities, and any member of the immediate family of or any entities affiliated with any of the foregoing persons, are not permitted to enter into a related party transaction with us without the prior approval or, in the case of pending or ongoing related party transactions, ratification of our audit committee. For purposes of our policy, a related party transaction is a transaction, arrangement or relationship where we were, are or will be involved and in which a related party had, has or will have a direct or indirect material interest, other than transactions available to all of our United States employees.

Certain transactions with related parties, however, are excluded from the definition of a related party transaction including, but not limited to: (1) transaction with another company at which a related party’s only relationship is as an employee (excluding as an executive officer or a director) or beneficial owner of less than 5% of that company’s shares; (2) transaction where the related party’s interest arises solely from the ownership of our equity securities and all holders of our common stock received the same benefit on a pro rata basis (e.g. dividends); (3) transactions available to all employees generally; (4) transactions involving the purchase or sale of products or services in the ordinary course of business, not exceeding $20,000; and (5) transactions in which the related party’s interest derives solely from his or her service as a director, trustee or officer (or similar position) of a not-for-profit organization or charity that receives donations from the Company.

No member of the audit committee may participate in any review, consideration or approval of any related party transaction where such member or any of his or her immediate family members is the related party. In approving or rejecting the proposed agreement, our audit committee shall consider the relevant facts and circumstances available and deemed relevant to the audit committee, including, but not limited to: (1) the benefits and perceived benefits, or lack thereof, to our company; (2) the impact on a director’s independence in the event the related party is a director, an immediate family member of a director or an entity in which a director is a partner, stockholder or executive officer; (3) the materiality and character of the related party’s direct and indirect interest; (4) the actual or apparent conflict of interest of the related party; (5) the availability of other sources for comparable products or services; (6) the opportunity costs of alternative transactions; (7) the terms of the transaction; (8) the commercial reasonableness of the terms of the proposed transaction; and (9) terms available to unrelated third parties or to employees under the same or similar circumstances. In reviewing proposed related party transactions, the audit committee will only approve or ratify related party transactions that are in, or not inconsistent with, the best interests of our company and stockholders, as the audit committee determines in good faith.

 

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Except for the purchase of shares of our common stock in connection with our initial public offering by certain of our directors and 5% stockholders, the transactions described below were consummated prior to our adoption of the formal, written policy described above and therefore the foregoing policies and procedures were not followed with respect to the transactions. However, we believe that the terms obtained or consideration that we paid or received, as applicable, in connection with the transactions described were comparable to terms available or the amounts that would be paid or received, as applicable, in arm’s-length transactions.

Sales of Securities

The following table sets forth a summary of the sale and issuance of our securities to related persons since January 1, 2014, other than compensation arrangements which are described under the section of this report captioned “Executive Compensation,” in which the amount involved exceeded $120,000. For a description of beneficial ownership see the section of this report captioned “Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters — Principal Stockholders.”

 

Purchaser

   Common
Stock
 

Executive Officers, Directors and Promoters:

  

Barney Saunders, Ph.D.(1)

     59,190   

 

(1) Consists of (a) 30,000 shares of common stock upon exercise of stock options in December 2014 at a price of $2.24 per share; (b) 17,764 shares of common stock upon exercise of stock options in June 2014 at a price of $1.92 per share; (c)10,236 shares of common stock upon exercise of stock options in June 2014 at a price of $2.24 per share; and (d) 1,190 shares of common stock upon an ESPP distribution in September 2014 at a price of $6.6215 per share.

Investors’ Rights Agreement

We have entered into an investors’ rights agreement with certain holders of our common stock and warrants to purchase our common stock, including entities affiliated with Clarus Ventures, entities affiliated with OVP Venture Partners and entities affiliated with Draper Fisher Jurvetson. As of March 2, 2015, the holders of approximately 6.8 million shares of our common stock are entitled to rights with respect to the registration of their shares under the Securities Act.

Indebtedness of Directors and Officers

None of our current or former directors or executive officers is indebted to us, nor are any of these individuals indebted to another entity which indebtedness is the subject of a guarantee, support agreement, letter of credit or other similar arrangement or understanding provided by us.

Other Transactions

We have entered into separate indemnification agreements with each of our directors and certain of our officers.

We have granted stock options and other equity awards pursuant to our 2013 Equity Incentive Plan to our named executive officers, other executive officers and certain of our directors.

Certain of our executive officers are participants in our 2013 Employee Stock Purchase Plan.

Director Independence

Under the rules of The NASDAQ Global Market, independent directors must comprise a majority of a listed company’s board of directors. In addition, the rules of The NASDAQ Global Market require that, subject to

 

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specified exceptions, each member of a listed company’s audit, compensation and nominating and corporate governance committees be independent within 12 months following completion of a listed company’s initial public offering. Audit committee members must also satisfy the independence criteria set forth in Rule 10A-3 under the Securities Exchange Act of 1934, as amended. Under the rules of The NASDAQ Global Market, a director will only qualify as an “independent director” if, in the opinion of that company’s board of directors, that person does not have a relationship that would interfere with the exercise of independent judgment in carrying out the responsibilities of a director.

To be considered independent for purposes of Rule 10A-3, a member of an audit committee of a listed company may not, other than in his or her capacity as a member of the audit committee, the board of directors, or any other board committee: (1) accept, directly or indirectly, any consulting, advisory, or other compensatory fee from the listed company or any of its subsidiaries; or (2) be an affiliated person of the listed company or any of its subsidiaries.

Our board of directors has undertaken a review of its composition, the composition of its committees and the independence of directors and considered whether any director has a material relationship with us that could compromise his or her ability to exercise independent judgment in carrying out his or her responsibilities. Based upon information requested from and provided by each director concerning his or her background, employment and affiliations, including family relationships, the board of directors has determined that none of Messrs. Young, Waite and Norden and Drs. Galakatos and Hershberg, representing five of our six directors, has a relationship which would interfere with the exercise of independent judgment in carrying out the responsibilities of a director and that each of these directors is an “independent director” as defined under the rules of The NASDAQ Global Market. The board of directors also determined that Messrs. Norden (chairman), Waite and Young, who comprise our audit committee, Dr. Galakatos (chairman) and Mr. Waite, who comprise our compensation committee, and Messrs. Waite (chairman), Young and Drs. Galakatos and Hershberg, who comprise our nominating and corporate governance committee, satisfy the independence standards for those committees established by applicable SEC rules and the rules of The NASDAQ Global Market.

In making this determination, the board of directors considered the relationships that each non-employee director has with us and all other facts and circumstances the board of directors deemed relevant in determining their independence, including the beneficial ownership of our capital stock by each non-employee director.

 

Item 14. Principal Accountant Fees and Services

The following table summarizes the fees of PricewaterhouseCoopers LLP, our independent registered public accounting firm, for 2014 and 2013.

 

     Year Ended December 31,  

Fee Category

   2014      2013  

Audit fees (1)

   $ 610,074       $ 747,055   

Audit-related fees

     —           —     

Tax fees

     19,700         24,449   

All other fees (2)

     6,200         1,800   
  

 

 

    

 

 

 

Total fees

$ 635,974    $ 773,304   
  

 

 

    

 

 

 

 

(1) Audit fees consist of fees for professional services provided in connection with the audit of our annual consolidated financial statements, review of our quarterly consolidated financial statements and our initial public and follow-on offerings.
(2) All other fees include any fees billed that are not audit, audit related, or tax fees. In 2014 and 2013, these fees related to accounting research software.

 

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Pre-Approval Policies and Procedures

Pursuant to its charter, the audit committee must review and approve, in advance, the scope and plans for the audits and the audit fees and approve in advance (or, where permitted under the rules and regulations of the SEC, subsequently) all non-audit services to be performed by the independent auditor that are not otherwise prohibited by law and any associated fees. The audit committee may delegate to one or more members of the committee the authority to pre-approve audit and permissible non-audit services, as long as this pre-approval is presented to the full committee at scheduled meetings. In accordance with the foregoing, the committee has delegated to the chair of the audit committee the authority to pre-approve services to be performed by our independent registered public accounting firm and associated fees, provided that the chair is required to report any decision to pre-approve such audit-related or non-audit services and fees to the full audit committee for ratification at its next regular meeting.

 

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PART IV

 

Item 15. Exhibits, Financial Statement Schedules

(a)(1) Financial Statements—The financial statements filed as part of this Annual Report on Form 10-K are listed on the Index to Consolidated Financial Statements in Item 8.

(a)(2) Financial Statement Schedules

All schedules are omitted because they are not applicable or the required information is shown in the financial statements or the notes thereto.

(a)(3) Exhibits

The exhibits required by Item 601 of Regulation S-K are listed in paragraph (b) below.

(b) Exhibits.

The exhibits listed on the Exhibit Index (following the Signatures section of this report) are filed herewith or are incorporated by reference to exhibits previously filed with the SEC.

 

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SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

Dated: March 13, 2015

 

NANOSTRING TECHNOLOGIES, INC.
By:  

/s/ R. Bradley Gray

  R. Bradley Gray
  President and Chief Executive Officer

POWER OF ATTORNEY

KNOW ALL PERSONS BY THESE PRESENTS, that each person whose signature appears below constitutes and appoints R. Bradley Gray and James A. Johnson, and each of them, with full power of substitution and resubstitution and full power to act without the other, as his or her true and lawful attorney-in-fact and agent to act in his or her name, place and stead and to execute in the name and on behalf of each person, individually and in each capacity stated below, and to file, any and all documents in connection therewith, with the Securities and Exchange Commission, granting unto said attorneys-in-fact and agents, and each of them, full power and authority to do and perform each and every act and thing, ratifying and confirming all that said attorneys-in-fact and agents or any of them or their and his or her substitute or substitutes, may lawfully do or cause to be done by virtue thereof.

Pursuant to the requirements of the Securities Act of 1934, this Annual Report on Form 10-K has been signed by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

 

Signature

  

Title

 

Date

/s/ R. Bradley Gray

R. Bradley Gray

   President, Chief Executive Officer and Director (Principal Executive Officer)   March 13, 2015

/s/ James A. Johnson

James A. Johnson

   Chief Financial Officer (Principal Accounting and Financial Officer)   March 13, 2015

/s/ William D. Young

William D. Young

   Chairman of the Board of Directors   March 13, 2015

/s/ Nicholas Galakatos

Nicholas Galakatos

   Director   March 13, 2015

/s/ Robert M. Hershberg

Robert M. Hershberg

   Director   March 13, 2015

/s/ Gregory Norden

Gregory Norden

   Director   March 13, 2015

/s/ Charles P. Waite

Charles P. Waite

   Director   March 13, 2015

 

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EXHIBIT INDEX

 

Exhibit

Number

        Incorporated by Reference
  

Description

   Form    File No.    Exhibit    Filing Date
3.1    Amended and Restated Certificate of Incorporation of the Registrant    10-Q    001-35980    3.1    August 8, 2013
3.2    Amended and Restated Bylaws of the Registrant    10-Q    001-35980    3.2    August 8, 2013
4.1    Specimen Common Stock Certificate of the Registrant.    S-1/A    333-188704    4.1    June 13, 2013
4.2    Amended and Restated Investors’ Rights Agreement, dated November 29, 2012, by and among the Registrant and the investors named therein.    S-1    333-188704    4.2    May 20, 2013
4.3    Amendment to Amended and Restated Investors’ Rights Agreement, dated December 20, 2012, by and among the Registrant and the investors named therein.    S-1    333-188704    4.3    May 20, 2013
4.4    Warrant to purchase Series B Preferred Stock, issued to lender under Registrant’s prior credit facility on October 1, 2007.    S-1    333-188704    4.4    May 20, 2013
4.5    Warrant to purchase Series C Preferred Stock, issued to lender under Registrant’s prior credit facility on November 8, 2010.    S-1    333-188704    4.5    May 20, 2013
4.6    Form of amended and restated warrant to purchase shares of Series D Preferred Stock, issued to investors on June 23, 2011 and September 26, 2011 in connection with the Registrant’s 2011 bridge financing.    S-1    333-188704    4.6    May 20, 2013
4.7    Form of warrant to purchase shares of Series D Preferred Stock, issued to the investors on November 1, 2011 and December 28, 2011 in connection with the Registrant’s preferred stock and warrant financing.    S-1    333-188704    4.7    May 20, 2013
4.8    Form of warrant to purchase Series D Preferred Stock, issued to lenders on March 30, 2012 and December 10, 2012 under Registrant’s March 2012 credit facility.    S-1    333-188704    4.8    May 20, 2013
4.9    Form of warrant to purchase Series E Preferred Stock, issued to lenders on December 31, 2012 and April 30, 2013 in connection with the amendments of the Registrant’s March 2012 credit facility.    S-1    333-188704    4.9    May 20, 2013
10.1    Form of Director and Executive Officer Indemnification Agreement.    S-1/A    333-188704    10.1    June 13, 2013
10.2    2004 Stock Option Plan, as amended.    S-1    333-188704    10.2    May 20, 2013
10.3    Form of Notice of Stock Option Grant and Stock Option Agreement under the 2004 Stock Option Plan, as amended.    S-1    333-188704    10.3    May 20, 2013


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Exhibit

Number

       Incorporated by Reference
 

Description

   Form    File No.    Exhibit    Filing Date
10.4   Form of Notice of Stock Option Grant and Stock Option Agreement permitting early exercise under the 2004 Stock Option Plan, as amended.    S-1    333-188704    10.4    May 20, 2013
10.5   2013 Equity Incentive Plan.    S-1/A    333-188704    10.5    June 13, 2013
10.6   Form of Notice of Stock Option Grant and Stock Option Agreement under the 2013 Equity Incentive Plan.    S-1/A    333-188704    10.6    June 13, 2013
10.7   Form of Notice of Restricted Stock Grant and Restricted Stock Agreement under the 2013 Equity Incentive Plan.    S-1/A    333-188704    10.7    June 13, 2013
10.8   Form of Notice of Restricted Stock Unit Grant and Restricted Stock Unit Agreement under the 2013 Equity Incentive Plan.    S-1/A    333-188704    10.8    June 13, 2013
10.9   2013 Employee Stock Purchase Plan.    S-1/A    333-188704    10.9    June 13, 2013
10.10+   Employment Agreement, dated May 24, 2010, between the Registrant and R. Bradley Gray.    S-1    333-188704    10.8    May 20, 2013
10.11+   Employment Agreement, dated September 7, 2012, between the Registrant and Jim Johnson.    S-1    333-193322    10.11    January 13, 2014
10.12+   Employment Agreement, dated March 31, 2012, between the Registrant and Joseph Beechem, as amended on December 27, 2012.    S-1    333-193322    10.12    January 13, 2014
10.13*+   Employment Agreement, dated June 8, 2009, between the Registrant and Wayne Burns, as amended on February 5, 2010 and December 28, 2012.            
10.14*   Lease between the Registrant and BMR-530 Fairview Avenue LLC, dated October 19, 2007, as amended through December 22, 2014.            
10.15*   Lease between the Registrant and BMR-500 Fairview Avenue LLC, dated December 22, 2014.            
10.16*   Lease between the Registrant and Blume Roy Building LLC, dated December 26, 2013, as amended on December 22, 2014.            
10.17   Term Loan Agreement dated April 1, 2014 among the Registrant and certain of the Registrant’s subsidiaries and Capital Royalty Partners II L.P., Capital Royalty Partners II – Parallel Fund “A” L.P. and Parallel Investment Opportunities Partners II L.P. and forms of promissory note and PIK loan note to be issued thereunder.    10-Q    001-35980    10.1    August 8, 2014


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Exhibit

Number

        Incorporated by Reference
  

Description

   Form    File No.    Exhibit    Filing Date
10.18    Security Agreement dated April 17, 2014 among the Registrant and certain of the Registrant’s subsidiaries and Capital Royalty Partners II L.P., Capital Royalty Partners II – Parallel Fund “A” L.P. and Parallel Investment Opportunities Partners II L.P. and form of joinder agreement to be issued thereunder.    10-Q    001-35980    10.2    August 8, 2014
10.19†    Exclusive License Agreement, dated February 4, 2004, between the Registrant and The Institute for Systems Biology.    S-1    333-188704    10.19    May 20, 2013
10.20†    Amendment No. 1 to Exclusive License Agreement, dated February 5, 2007, between the Registrant and The Institute for Systems Biology.    S-1    333-188704    10.20    May 20, 2013
10.21    Amendment No. 2 to Exclusive License Agreement, dated May 17, 2007, between the Registrant and The Institute for Systems Biology.    S-1    333-188704    10.21    May 20, 2013
10.22†    Amended and Restated Exclusive License Agreement, effective July 7, 2010, between the Registrant and Bioclassifier, LLC.    S-1    333-188704    10.22    May 20, 2013
21.1    List of subsidiaries of the Registrant.    10-K    001-35980    21.1    March 27, 2014
23.1*    Consent of PricewaterhouseCoopers LLP, Independent Registered Public Accounting Firm.            
24.1*    Powers of Attorney (contained on signature page).            
31.1*    Certification of Principal Executive Officer Required Under Rule 13a-14(a) and 15d-14(a) of the Securities Exchange Act of 1934, as amended.            
31.2*    Certification of Principal Financial Officer Required Under Rule 13a-14(a) and 15d-14(a) of the Securities Exchange Act of 1934, as amended.            
32.1*    Certification of Principal Executive Officer Required Under Rule 13a-14(b) of the Securities Exchange Act of 1934, as amended, and 18 U.S.C. §1350.            
32.2*    Certification of Principal Financial Officer Required Under Rule 13a-14(b) of the Securities Exchange Act of 1934, as amended, and 18 U.S.C. §1350.            
101.INS**    XBRL Instance Document.            
101.SCH**    XBRL Taxonomy Extension Schema Document.            
101.CAL**    XBRL Taxonomy Extension Calculation Linkbase Document.            


Table of Contents

Exhibit

Number

        Incorporated by Reference
  

Description

   Form    File No.    Exhibit    Filing Date
101.DEF**    XBRL Taxonomy Extension Definition Linkbase Document.            
101.LAB**    XBRL Taxonomy Extension Label Linkbase Document.            
101.PRE**    XBRL Taxonomy Extension Presentation Linkbase Document.            

 

* Filed herewith.
** XBRL (Extensible Business Reporting Language) information is furnished and not filed or a part of a registration statement or prospectus for purposes of Sections 11 or 12 of the Securities Act of 1933, as amended, is deemed not filed for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, and is not otherwise subject to liability under these Sections.
+ Indicates a management contract or compensatory plan.
Confidential treatment has been requested with respect to certain portions of this exhibit. Omitted portions have been filed separately with the Securities and Exchange Commission.

Exhibit 10.13

NANOSTRING TECHNOLOGIES, INC.

WAYNE BURNS EMPLOYMENT AGREEMENT

This Agreement is entered into as of June 8, 2009 (this “ Agreement ”) by and between NanoString Technologies, Inc., a Delaware corporation (the “ Company ”), and Wayne Burns (“ Executive ”).

1. Position .

(a) Title . Executive will serve as the Chief Financial Officer of the Company and, until the Company hires a Chief Executive Officer, acting Chief Executive Officer of the Company. Executive will render such business and professional services in the performance of his duties, consistent with Executive’s position within the Company, as shall reasonably be assigned to him by the Company’s Board of Directors (the “ Board ”). The period of Executive’s employment under this Agreement is referred to herein as the “ Employment Term .”

(b) Obligations . Executive agrees to the best of his ability and experience that he will at all times loyally and conscientiously perform all of the duties and obligations required of and from him pursuant to the express and implicit terms hereof, and to the reasonable satisfaction of the Company. During the Employment Term, Executive further agrees that he will devote all of his business time and attention to the business of the Company; the Company will be entitled to all of the benefits and profits arising from or incident to all such work services and advice; he will not render commercial or professional services of any nature to any person or organization, whether or not for compensation, including but not limited to sitting on the Board of Directors of any for-profit corporation without the prior written consent of the Board; and he will not directly or indirectly engage or participate in any business that is competitive in any manner with the business of the Company. Nothing in this Agreement will prevent Executive from accepting speaking or presentation engagements in exchange for honoraria or from serving on boards of charitable organizations, or from owning no more than one percent (1%) of the outstanding equity securities of a corporation whose stock is listed on a national stock exchange.

2. At-Will Employment . The parties agree that Executive’s employment with the Company is “at-will” employment and may be terminated at any time with or without cause or notice. Executive understands and agrees that neither his job performance nor promotions, commendations, bonuses or the like from the Company give rise to or in any way serve as the basis for modification, amendment, or extension, by implication or otherwise, of his employment with the Company.

3. Compensation .

(a) Base Salary . During the Employment Term, the Company will pay Executive as compensation for his services a base salary at the annualized rate of two hundred fifty thousand dollars ($250,000) (the “ Base Salary ”). The Base Salary will be paid periodically in accordance with the Company’s normal payroll practices and be subject to the usual, required withholding, and shall be subject to annual review by the Board for any appropriate adjustment.


(b) Chief Executive Officer Bonus . In addition to the Base Salary, if the Company hires a Chief Executive Officer during the Employment Term, the Company shall pay Executive a bonus equal to one (1) month of salary at the Base Salary rate, less applicable withholding (the “ CEO Bonus ”). The CEO Bonus shall be paid on the first regularly scheduled payroll date following the date of such hiring and shall only be payable with respect to the first Chief Executive Officer hired after the date of this Agreement and not successor Chief Executive Officers, if any.

(c) Bonus . Executive shall be entitled to receive an annual, performance-based, cash bonus of up to 25% of Executive’s Base Salary for each calendar year, which bonus shall be awarded in the Board’s sole discretion, shall be based on Executive’s performance in the prior calendar year against metrics established for such year by the Company, and shall be paid by no later than March 15 following the calendar year to which the bonus corresponds. If Executive is terminated by or leaves the Company prior to the end of a given calendar year, then the Company shall have no obligation to pay a bonus to Executive for such year.

(d) Equity grant . At the first Board meeting following the execution of this Agreement and the Company having received an independent valuation of the Company’s Common Stock in accordance with the provisions of Section 409A of the Internal Revenue Code, the Company shall award Executive an incentive stock option exercisable for a total of one million two hundred fifty thousand (1,250,000) shares of common stock of the Company (the “ Stock Option ”), with an exercise price that is at least equal to the fair market value of the Company’s Common Stock on the date of grant, a vesting commencement date that is the same as the date on which this agreement is entered into and on such terms and conditions as may be established by the Board in its reasonable discretion pursuant to the Company’s 2004 Stock Option Plan (the “ Plan ”). In the event that there is a Change in Control (as such term is defined in the Plan), and the Executive is terminated from employment without Cause (as defined below) or resigns for a Good Reason (as defined below) on or within twelve months after the effective date of such Change in Control, then one hundred percent (100%) of the unvested portion of the Stock Option shall vest and become exercisable at the time of his termination from employment. Executive shall be required to execute the Company’s standard form of stock option agreement. For the avoidance of doubt, with respect to the Executive’s prior grant of incentive stock options exercisable for a total of seven hundred fifty thousand shares of common stock of the Company granted on May 25, 2007 (the “ Prior Grant ”), one hundred percent (100%) of the shares subject to the Prior Grant shall immediately vest and become exercisable upon a Change of Control in accordance with the terms of the Prior Grant, whether or not Executive is terminated in connection with such Change of Control.

4. Employee Benefits . During the Employment Term, Executive will be entitled to participate in the employee benefit plans currently and hereafter maintained by the Company of general applicability to other senior executives of the Company, including, without limitation, the Company’s medical plans. The Company reserves the right to cancel or change the benefit plans and programs it offers to its employees at any time. Executive shall also be entitled to take paid vacation consistent with the Company’s vacation policy approved by the Board.

 

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5. Severance Benefits .

(a) Involuntary Termination . If Executive’s employment with the Company terminates as a result of an Involuntary Termination (as defined below), and Executive signs and does not revoke a standard release of claims with the Company by no later than sixty (60) days after the date of termination, then, subject to Executive’s compliance with Section 8, Executive shall receive severance pay (less applicable withholding taxes) at a rate equal to his Base Salary rate, as then in effect, for a period of six (6) months from the date such release of claims becomes effective (such payments shall be paid periodically in accordance with the Company’s normal payroll policies).

(b) Voluntary Termination; Termination for Cause . If Executive’s employment with the Company is terminated voluntarily by Executive or for Cause by the Company, then (i) all vesting of any unvested stock options or shares of restricted stock held by Executive as of the date of Executive’s termination of employment will terminate immediately, (ii) all payments of compensation by the Company to Executive hereunder will terminate immediately (except as to amounts already earned) and (iii) Executive will only be eligible for severance benefits in accordance with the Company’s established policies as then in effect.

(c) Termination by Reason of Death or Disability . If Executive’s employment with the Company terminates as a result of Executive’s death or Disability (as defined in Section 6 below), Executive or Executive’s estate or representative will receive all salary accrued (plus any other amounts payable as determined by the Board in its sole discretion) as of the date of Executive’s death or Disability and any other benefits payable under the Company’s then existing benefit plans and policies in accordance with such plans and policies in effect on the date of death or Disability and in accordance with applicable law, Such payments shall be made by the Company periodically in accordance with the Company’s normal payroll policies with respect to each element of such payments.

6. Definitions .

(a) Cause . For purposes of this Agreement, “ Cause ” is defined as (i) a violation of a material written Company policy that is communicated by the Board to Executive and that continues uncured for thirty (30) days, (ii) an act of dishonesty made by Executive in connection with Executive’s responsibilities as an employee, (iii) Executive’s conviction of, or plea of nolo contendere to, a felony, (iv) Executive’s gross misconduct, (v) the failure or refusal of Executive to follow the lawful and proper directives of the Board that are within the scope of the Executive’s duties set forth in Section 1 above and that is not corrected within thirty (30) days after written notice from the Board to Executive identifying such failure or refusal or (vi) Executive’s material breach of the PIIA (as defined below) or Section 8(b) hereof.

 

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(b) Disability . For purposes of this Agreement, “ Disability ” shall mean that Executive has been unable to perform his duties hereunder as the result of his incapacity due to physical or mental illness, and such inability, which continues for at least 120 consecutive calendar days or 150 calendar days during any consecutive twelve-month period, is determined to be total and permanent by a physician selected by the Company and its insurers and acceptable to Executive or to Executive’s legal representative (with such agreement on acceptability not to be unreasonably withheld).

(c) Good Reason . For purposes of this Agreement, “ Good Reason ” shall mean if (A) there is (1) a material, adverse and permanent change in Executive’s position as set forth in Section 1(a) of this Agreement causing such position to be of materially reduced stature or responsibility (other than changes related to Executive’s termination as the Chief Executive Officer), (2) a reduction of more than five percent (5%) in Executive’s Base Salary then in effect (other than any such reduction applicable to officers of the Company generally), (3) a material reduction by the Company in the kind or level of employee benefits (other than Base Salary) to which Executive is entitled immediately prior to such reduction with the result that Executive’s overall benefits package (other than Base Salary) is substantially reduced (other than any such reduction applicable to officers of the Company generally), (4) any material breach by the Company of any material provision of this Agreement which continues uncured for thirty (30) days following notice by Executive thereof, or (5) a refusal by Executive, following a request by the Company, to relocate to a facility or location more than forty (40) miles from the Company’s current location, and (B) Executive provides notice to the Company within thirty (30) days after the initial occurrence of the condition or event described above, the Company fails to cure or remedy any such condition or event within the thirty (30) day period following its receipt of the notice, and Executive thereafter elects to terminate his employment voluntarily within thirty (30) days after the expiration of the period for correcting such condition or event; provided, however, that none of the foregoing shall constitute Good Reason to the extent that Executive has agreed in writing to such material change, reduction, breach or refusal, and provided further that any change in Executive’s job function or responsibilities in order to accommodate a disability under the Americans with Disabilities Act, the Family Medical Leave Act or any analogous statute or law shall not constitute a basis for Executive to involuntarily terminate his employment hereunder.

(d) Involuntary Termination . For purposes of this Agreement, an “ Involuntary Termination ” shall be deemed to occur if: (i) Executive’s employment with the Company is terminated by the Company for any reason other than Cause (and for a reason other than Executive’s death or Disability); or (ii) Executive terminates his employment with the Company for Good Reason.

7. Proprietary Information and Inventions Agreement . Executive acknowledges that he is and will continue to be bound by the terms and conditions of the Proprietary Information and Inventions Agreement (the “ PIIA ”), a copy of which is attached hereto as Exhibit A .

 

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8. Conditional Nature of Severance Payments .

(a) Non-Solicitation; Non-Competition . Executive agrees and acknowledges that Executive’s right to receive the severance benefits set forth in Section 5 (to the extent Executive is otherwise entitled to such benefits) shall be conditioned upon Executive’s continued compliance with Section 8 (Non-Solicitation) and Section 9 (Non-Competition) of the PIIA and Section 8(b) of this Agreement. Upon any breach of this section, all severance benefits pursuant to this Agreement shall immediately cease including, without limitation, Executive’s right to exercise any stock options on a date that is more than ninety (90) days after the date that Executive’s employment was terminated.

(b) Non-Disparagement . During and after the Employment Term, Executive agrees to refrain from any defamation, libel or slander of the Company and its officers, directors, employees, agents, investors, stockholders, administrators, affiliates, divisions, subsidiaries, predecessor and successor corporations, and assigns, and any tortious interference with the contracts, relationships and prospective economic advantage of any of the foregoing persons and entities.

(c) Understanding of Covenants . Executive represents that he (i) is familiar with the covenants set forth in Section 8 and Section 9 of the PIIA, and (ii) is fully aware of his obligations hereunder, including, without limitation, the reasonableness of the length of time, scope and geographic coverage of such covenants.

9. Confidentiality of Terms . Executive agrees to follow the Company’s strict policy that employees must not disclose, either directly or indirectly, any information, including any of the terms of this Agreement to any person, including other employees of the Company; provided , however , that Executive may discuss such terms with members of Executive’s immediate family and any legal, tax or accounting specialists who provide Executive with individual legal, tax or accounting advice.

10. Assignment . This Agreement will be binding upon and inure to the benefit of (a) the heirs, executors and legal representatives of Executive upon Executive’s death and (b) any successor of the Company. Any such successor of the Company will be deemed substituted for the Company under the terms of this Agreement for all purposes. For this purpose, “successor” means any person, firm, corporation or other business entity which at any time, whether by purchase, merger or otherwise, directly or indirectly acquires all or substantially all of the assets or business of the Company. None of the rights of Executive to receive any form of compensation payable pursuant to this Agreement may be assigned or transferred except by will or the laws of descent and distribution. Any other attempted assignment, transfer, conveyance or other disposition of Executive’s right to compensation or other benefits will be null and void.

 

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11. Notices . All notices, requests, demands and other communications called for hereunder shall be in writing and shall be deemed given (a) on the date of delivery if delivered personally, (b) one (1) day after being sent by a well established commercial overnight service, or (c) four (4) days after being mailed by registered or certified mail, return receipt requested, prepaid and addressed to the parties or their successors at the following addresses, or at such other addresses as the parties may later designate in writing:

If to the Company:

NanoString Technologies, Inc.

530 Fairview Ave. N., Suite 2000

Seattle, WA 98109

Attn: CEO

If to Executive:

to the last residential address known by the Company.

12. Severability . In the event that any provision hereof becomes or is declared by a court of competent jurisdiction to be illegal, unenforceable or void, this Agreement will continue in full force and effect without said provision.

13. Application of 409A . Notwithstanding anything to the contrary set forth herein, any payments and benefits provided under this Agreement that constitute “deferred compensation” within the meaning of Section 409A of the Internal Revenue Code of 1986, as amended (the “ Code ”) and the regulations and other guidance thereunder and any state law of similar effect (collectively, the “ Section 409A ”) shall not commence in connection with Executive’s termination of employment unless and until Executive has also incurred a “separation from service” (as such term is defined in Treasury Regulation Section 1.409A-1(h) (the “ Separation From Service ”), unless the Company reasonably determines that such amounts may be provided to Executive without causing Executive to incur the additional 20% tax under Section 409A.

It is intended that each installment of severance pay provided for in this Agreement is a separate “payment” for purposes of Treasury Regulation Section 1.409A-2(b)(2)(i). For the avoidance of doubt, it is intended that severance payments set forth in this Agreement satisfy, to the greatest extent possible, the exceptions from the application of Section 409A provided under Treasury Regulation Sections 1.409A-1(b)(4), 1.409A-1(b)(5), and 1.409A-1(b)(9).

If the Company (or, if applicable, the successor entity thereto) determines that any payments or benefits constitute “deferred compensation” under Section 409A and Executive is, on the termination of service, a “specified employee” of the Company or any successor entity thereto, as such term is defined in Section 409A(a)(2)(B)(i) of the Code, then, solely to the extent necessary to avoid the incurrence of the adverse personal tax consequences under Section 409A, the timing of the payments and benefits shall be delayed until the earlier to occur of: (a) the date that is six months and one day after Executive’s Separation From Service, or (b) the date of Executive’s death (such applicable date, the “Specified Employee Initial Payment Date”). On the Specified Employee Initial Payment Date, the Company (or the successor entity thereto, as applicable) shall (i) pay to Executive a lump sum amount equal to the sum of the payments and benefits that Executive would otherwise have received through the Specified Employee Initial Payment Date if the commencement of the payment of such amounts had not been so delayed pursuant to this Section and (ii) commence paying the balance of the payments and benefits in accordance with the applicable payment schedules set forth in this Agreement.

 

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14. Arbitration .

(a) General . In consideration of Executive’s service to the Company, his promise to arbitrate all employment related disputes and Executive’s receipt of the compensation, pay raises and other benefits paid to Executive by the Company, at present and in the future, Executive agrees that any and all controversies, claims, or disputes with anyone (including the Company and any employee, officer, director, stockholder or benefit plan of the Company in their capacity as such or otherwise) arising out of, relating to, or resulting from Executive’s service to the Company under this Agreement or otherwise or the termination of Executive’s service with the Company, including any breach of this Agreement, shall be subject to binding arbitration under the Arbitration Rules set forth in the Revised Code of Washington Chapter 7.04 (the “ Rules ”) and pursuant to Washington law. Disputes which Executive agrees to arbitrate, and thereby agrees to waive any right to a trial by jury, include any statutory claims under state or federal law, including, but not limited to, claims under Title VII of the Civil Rights Act of 1964, the Americans with Disabilities Act of 1990, the Age Discrimination in Employment Act of 1967, the Older Workers Benefit Protection Act, claims of harassment, discrimination or wrongful termination. Executive further understands that this Agreement to arbitrate also applies to any disputes that the Company may have with Executive.

(b) Procedure . Executive agrees that any arbitration will be administered by the American Arbitration Association (“ AAA ”) and that a neutral arbitrator will be selected in a manner consistent with its National Rules for the Resolution of Employment Disputes. The arbitration proceedings will allow for discovery according to the rules set forth in the National Rules for the Resolution of Employment Disputes or the Washington Code of Civil Procedure . Executive agrees that the arbitrator shall have the power to decide any motions brought by any party to the arbitration, including motions for summary judgment and/or adjudication and motions to dismiss and demurrers, prior to any arbitration hearing. Executive agrees that the arbitrator shall issue a written decision on the merits with findings of fact and conclusions of law. Executive also agrees that the arbitrator shall have the power to award any remedies, including attorneys’ fees and costs, available under applicable law. Executive understands the Company will pay for any administrative or hearing fees charged by the arbitrator or AAA except that Executive shall pay the first $200.00 of any filing fees associated with any arbitration Executive initiates. Executive agrees that the arbitrator shall administer and conduct any arbitration in a manner consistent with the Rules and that to the extent that the AAA’s National Rules for the Resolution of Employment Disputes conflict with the Rules, the Rules shall take precedence.

(c) Remedy . Except as provided by the Rules, arbitration shall be the sole, exclusive and final remedy for any dispute between Executive and the Company. Accordingly, except as provided for by the Rules, neither Executive nor the Company will be permitted to pursue court action regarding claims that are subject to arbitration. Notwithstanding, the arbitrator will not have the authority to disregard or refuse to enforce any lawful Company policy, and the arbitrator shall not order or require the Company to adopt a policy not otherwise required by law which the Company has not adopted.

 

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(d) Availability of Injunctive Relief . In addition to the right under the Rules to petition the court for provisional relief, Executive agrees that any party may also petition the court for injunctive relief where either party alleges or claims a violation of this Agreement or the PIIA or any other agreement regarding trade secrets, confidential information, non-competition, non-solicitation or non-disparagement. In the event either party seeks injunctive relief, the prevailing party shall be entitled to recover reasonable costs and attorneys’ fees.

(e) Administrative Relief . Executive understands that this Agreement does not prohibit Executive from pursuing an administrative claim with a local, state or federal administrative body such as the Washington State Human Rights Commission, Equal Employment Opportunity Commission or the workers’ compensation board. This Agreement does, however, preclude Executive from pursuing court action regarding any such claim.

(f) Voluntary Nature of Agreement . Executive acknowledges and agrees that Executive is executing this Agreement voluntarily and without any duress or undue influence by the Company or any other person. Executive further acknowledges and agrees that Executive has carefully read this Agreement and that Executive has asked any questions needed for Executive to understand the terms, consequences and binding effect of this Agreement and fully understand it, including that Executive is waiving Executive’s right to a jury trial. Finally, Executive agrees that Executive has been provided an opportunity to seek the advice of an attorney of Executive’s choice before signing this Agreement.

15. Integration . This Agreement, any stock option and restricted stock agreements between the Company and Executive and the PIIA represent the entire agreement and understanding between the parties as to the subject matter herein and supersede all prior or contemporaneous agreements whether written or oral. No waiver, alteration, or modification of any of the provisions of this Agreement will be binding unless in writing and signed by duly authorized representatives of the parties hereto.

16. Tax Withholding . All payments made pursuant to this Agreement will be subject to withholding of applicable taxes.

17. Governing Law . This Agreement will be governed by the laws of the State of Washington, without giving effect to principles of conflict of laws.

 

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IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year first above written.

 

COMPANY:
NANOSTRING TECHNOLOGIES, INC.
By:

/s/ Charles Waite

Print Name:

CHARLES WAITE

Title:

CFO

 

EXECUTIVE:

/s/ Wayne Burns

Wayne Burns


EXHIBIT A

PROPRIETARY INFORMATION AND INVENTIONS AGREEMENT


NANOSTRING TECHNOLOGIES, INC.

PROPRIETARY INFORMATION AND INVENTIONS AGREEMENT

(WASHINGTON EMPLOYEES)

In consideration for my becoming employed (or my employment being continued), or retained as a consultant (or my consulting relationship being continued), by NanoString Technologies, Inc. or any of its current or future subsidiaries, affiliates, successors or assigns (collectively, the “ Company ”), the Company and I hereby agree as follows:

1. Duties . I will perform for the Company such duties as may be designated by the Company from time to time. During my period of employment or consulting relationship with the Company, I will devote my best efforts to the interests of the Company and will not engage in other employment or in any activities detrimental to the best interests of the Company without the prior written consent of the Company.

2. Confidentiality Obligation . I understand and agree that all Proprietary Information (as defined below) shall be the sole property of the Company and its assigns, including all trade secrets, patents, copyrights and other rights in connection therewith. I hereby assign to the Company any rights I may acquire in such Proprietary Information. I will hold in confidence and not directly or indirectly) .use or disclose, both during my employment by or consulting relationship with the Company and after its termination (irrespective of the reason for such termination), any Proprietary Information I obtain or create during the period of my employment or consulting relationship, whether or not during working hours, except to the extent authorized by the Company, until such Proprietary Information becomes generally known. I agree not to make copies of such Proprietary Information except as authorized by the Company. Upon termination of my employment or consulting relationship or upon an earlier request of the Company, I will return or deliver to the Company all tangible forms of such Proprietary Information in my possession or control, including but not limited to drawings, specifications, documents, records, devices, models or any other material and copies or reproductions thereof.

3. Ownership of Physical Property . All document, apparatus, equipment and other physical property in any form, whether or not pertaining to Proprietary Information, furnished to me by the Company or produced by me or others in connection with my employment or consulting relationship shall be and remain the sole property of the Company. I shall return to the Company all such documents, materials and property as and when requested by the Company, except only (i) my personal copies of records relating to my compensation; (ii) if applicable, my personal copies of any materials evidencing shares of the Company’s capital stock purchased by me and/or options to purchase shares of the Company’s capital stock granted to me; (iii) my copy of this Agreement and (iv) my personal property and personal documents I bring with me to the Company and any personal correspondence and personal materials that I accumulate and keep at my office during my employment (my “ Personal Documents ”). Even if the Company does not so request, I shall return all such documents, materials and property upon termination of my employment or consulting relationship, and, except for my Personal Documents, I will not take with me any such documents, material or property or any reproduction thereof upon such termination.


4. Assignment of Inventions .

(a) Without further compensation, I hereby agree promptly to disclose to the Company, all Inventions (as defined below) which I may solely or jointly develop or reduce to practice during the period of my employment or consulting relationship with the Company which (i) pertain to any line of business activity of the Company, (ii) are aided by the use of time, material or facilities of the Company, whether or not during working hours or (iii) relate to any of my work during the period of my employment or consulting relationship with the Company, whether or not during normal working hours (“ Company Inventions ”). During the term of my employment or consultancy, all Company Inventions that I conceive, reduce to practice, develop or have developed (in whole or in part, either alone or jointly with others) shall be the sole property of the Company and its assigns to the maximum extent permitted by law (and to the fullest extent permitted by law shall be deemed “works made for hire”), and the Company and its assigns shall be the sole owner of all patents, copyrights, trademarks, trade secrets and other rights in connection therewith. I hereby assign to the Company any rights that I may have or acquire in such Company Inventions.

(b) I attach hereto as Exhibit A a complete list of all Inventions, if any, made by me prior to my employment or consulting relationship with the Company that are relevant to the Company’s business, and I represent and warrant that such list is complete. If no such list is attached to this Agreement, I represent that I have no such Inventions at the time of signing this Agreement. If in the course of my employment or consultancy (as the case may be) with the Company, I use or incorporate into a product or process an Invention not covered by Section 4(a) of this Agreement in which I have an interest, the Company is hereby granted a nonexclusive, fully paid-up, royalty-free, perpetual, worldwide license of my interest to use and sublicense such Invention without restriction of any kind.

NOTICE REQUIRED BY REVISED CODE OF WASHINGTON 49.44.140 :

Any assignment of Inventions required by this Agreement does not apply to an Invention for which no equipment, supplies, facility or trade secret information of the Company was used and which was developed entirely on the employee’s own time, unless (a) the Invention relates (i) directly to the business of the Company or (ii) to the Company’s actual or demonstrably anticipated research or development or (b) the Invention results from any work performed by the employee for the Company .

5. Further Assistance: Power of Attorney . I agree to perform, during and after my employment or consulting relationship, all acts deemed necessary or desirable by the Company to permit and assist it, at its expense, in obtaining and enforcing the full benefits, enjoyment, rights and title throughout the world in the Inventions assigned to the Company as set forth in Section 4 above. Such acts may include, but are not limited to, execution of documents and assistance or cooperation in legal proceedings. I hereby irrevocably designate the Company and its duly authorized officers and agents as my agent and attorney-in fact, to execute and file on my behalf any such applications

 

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and to do all other lawful acts to further the prosecution and issuance of patents, copyright and mask work registrations related to such Inventions. This power of attorney shall not be affected by my subsequent incapacity.

6. Inventions . As used in this Agreement, the term “Inventions” means discoveries, developments, concepts, designs, ideas, know-how, improvements, inventions, trade secrets and/or original works of authorship, whether or not patentable, copyrightable or otherwise legally protectable. This includes, but is not limited to, any new product, machine, article of manufacture, biological material, method, procedure, process, technique, use, equipment, device, apparatus, system, compound, formulation, composition of matter, design or configuration of any kind, or any improvement thereon.

7. Proprietary Information . As used in this Agreement, the term “ Proprietary Information ” means information or physical material not generally known or available outside the Company or information or physical material entrusted to the Company by third parties. This includes, but is not limited to, Inventions, confidential knowledge, copyrights, product ideas, techniques, processes, formulas, object codes, biological materials, mask works and/or any other information of any type relating to documentation, laboratory notebooks, data, schematics, algorithms, flow charts, mechanisms, research, manufacture, improvements, assembly, installation, marketing, forecasts, sales, pricing, customers, the salaries, duties, qualifications, performance levels and terms of compensation of other employees, and/or cost or other financial data concerning any of the foregoing or the Company and its operations. Proprietary Information may be contained in material such as drawings, samples, procedures, specifications, reports, studies, customer or supplier lists, budgets, cost or price lists, compilations or computer programs, or may be in the nature of unwritten knowledge or know-how.

8. Solicitation of Employees. Consultants and Other Parties . During the term of my employment or consulting relationship with the Company, and for a period of one year following the termination of my relationship with the Company for any reason, I will not directly or indirectly solicit, induce, recruit or encourage any of the Company’s employees or consultants to terminate their relationship with the Company, or attempt any of the foregoing, either for myself or any other person or entity. Further, at any time following termination of my relationship with the Company for any reason, I shall not use any Proprietary Information of the Company to attempt to negatively influence any of the Company’s clients or customers from purchasing any of the Company’s products or services, or solicit any licensor to or customer of the Company or licensee of the Company’s products, that are known to me, with respect to any business, products or services that are competitive to the products or services offered by the Company or under development as of the date of termination of my relationship with the Company.

9. Noncompetition . During the term of my employment or consulting relationship with the Company and for one year following the termination of my relationship with the Company for any reason, I will not, without the Company’s prior written consent, directly or indirectly work on any products or services that are competitive with products or services (a) being commercially developed or exploited by the Company during my employment or consultancy and (b) on which I worked or about which I learned Proprietary Information during my employment or consultancy with the Company.

 

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10. No Conflicts . I represent that my performance of all the terms of this Agreement as an employee of or consultant to the Company does not and will not breach any agreement to keep in confidence proprietary information, knowledge or data acquired by me in confidence or in trust prior to my becoming an employee or consultant of the Company, and I will not disclose to the Company, or induce the Company to use, any confidential or proprietary information or material belonging to any previous employer or others. I agree not to enter into any written or oral agreement that conflicts with the provisions of this Agreement.

11. No Interference . I certify that, to the best of my information and belief, I am not a party to any other agreement which will interfere with my full compliance with this Agreement.

12. Effects of Agreement . This Agreement (a) shall survive for a period of five years beyond the termination of my employment by or consulting relationship with the Company, (b) inures to the benefit of successors and assigns of the Company and (c) is binding upon my heirs and legal representatives.

13. At-Will Relationship . I understand and acknowledge that my employment or consulting relationship with the Company is and shall continue to be at-will, as defined under applicable law, meaning that either I or the Company may terminate the relationship at any time for any reason or no reason, without further obligation or liability.

14. Injunctive Relief . I acknowledge that violation of this Agreement by me may cause irreparable injury to the Company, and I agree that the Company will be entitled to seek extraordinary relief in court, including, but not limited to, temporary restraining orders, preliminary injunctions and permanent injunctions without the necessity of posting a bond or other security and without prejudice to any other rights and remedies that the Company may have for a breach of this Agreement.

15. Miscellaneous . This Agreement supersedes any oral, written or other communications or agreements concerning the subject matter of this Agreement, and may be amended or waived only by a written instrument signed by me and the Chief Executive Officer of the Company. This Agreement shall be governed by the laws of the State of Washington applicable to contracts entered into and performed entirely within the State of Washington, without giving effect to principles of conflict of laws. If any provision of this Agreement is held to be unenforceable under applicable law, then such provision shall be excluded from this Agreement only to the extent unenforceable, and the remainder of such provision and of this Agreement shall be enforceable in accordance with its terms.

16. Acknowledgement . I certify and acknowledge that I have carefully read all of the provisions of this Agreement and that I understand and will fully and faithfully comply with such provisions.

 

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[Signature Page Follows]

 

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The undersigned have executed this Proprietary information and Inventions Agreement as of the date set forth below.

 

NANOSTRING TECHNOLOGIES, INC. Wayne Burns, an Individual

/s/ H. Perry Fell

/s/ Wayne Burns

Signature Signature
H. Perry Fell, President & CEO
Dated: 4/11/07 Date: April 10, 2007

SIGNATURE PAGE TO NANOSTRING TECHNOLOGIES, INC.

PROPRIETARY INFORMATION AND INVENTIONS AGREEMENT


Exhibit A

Nanostring Technologies, Inc .

201 Elliott Ave West, Suite 300

Seattle, WA 98119

Ladies and Gentlemen:

1. The following is a complete list of all Inventions relevant to the subject matter of my employment by the Company that have been made or conceived or first reduced to practice by me, alone or jointly with others or which has become known to me prior to my employment by the Company. I represent that such list is complete.

NONE

2. I propose to bring to my employment or consultancy the following materials and documents of a former employer:

x   No materials or documents.

¨   See below:

 

By:

/s/ Wayne Burns

Wayne Burns

[Please Print Name]


NANOSTRING TECHNOLOGIES, INC.

AMENDMENT TO WAYNE BURNS EMPLOYMENT AGREEMENT

This Amendment to Wayne Burns Employment Agreement (this “ Amendment ”) dated as of February 5, 2010 is by and between NanoString Technologies, Inc., a Delaware corporation (the “ Company ”) and Wayne Burns (“ Executive ”). This Amendment amends the NanoString Technologies, Inc. Wayne Burns Employment Agreement dated June 8, 2009 (the “ Original Agreement ”) by and between the Company and Executive. All capitalized terms used but not defined in this Amendment shall have the meanings assigned to such terms in the Original Agreement.

RECITALS

WHEREAS, the Company and Executive desire to amend the Original Agreement to, among other things, (i) increase the CEO Bonus (as defined in the Original Agreement) payable to Executive pursuant to Section 3(b) of the Original Agreement from one (1) month of salary to two (2) months of salary and (ii) increase the severance benefits payable to Executive following Executive’s Involuntary Termination (as defined in the Original Agreement) from six (6) months Base Salary (as defined in the Original Agreement) then in effect to one (1) year Base Salary then in effect.

NOW THEREFORE, in consideration of the foregoing promises and certain other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:

AGREEMENT

1. Amendment to Section 3(b) . Section 3(b) of the Original Agreement is hereby amended and restated in its entirety to read as follows:

“Chief Executive Officer Bonus. In addition to the Base Salary, if the Company hires a Chief Executive Officer during the Employment Term, the Company shall pay Executive a bonus equal to two (2) months salary at the Base Salary rate, less applicable withholding (the “ CEO Bonus ”). The CEO Bonus shall be paid on the first regularly scheduled payroll date following the date of such hiring and shall only be payable with respect to the first Chief Executive Officer hired after the date of this Agreement and not successor Chief Executive Officers, if any.”

2. Amendment to Section 5(a) . Section 5(a) of the Original Agreement is hereby amended and restated in its entirety to read as follows:

Involuntary Termination . If Executive’s employment with the Company terminates as a result of an Involuntary Termination (as defined below), and Executive signs and does not


revoke a standard release of claims with the Company by no later than sixty (60) days after the date of termination, then, subject to Executive’s compliance with Section 8, Executive shall receive severance pay (less applicable withholding taxes) at a rate equal to his Base Salary rate, as then in effect, for a period of one (1) year from the date such release of claims becomes effective (such payments shall be paid periodically in accordance with the Company’s normal payroll policies).”

3. Effect of Amendment . Except as set forth in this Amendment, the provisions of the Original Agreement shall remain unchanged and shall continue in full force and effect.

4. Entire Agreement . This Amendment and the Original Agreement constitute the full and entire understanding and agreement between the parties with respect to the subject matter hereof, and any other written or oral agreement relating to the subject matter hereof existing between the parties are expressly canceled.

5. Counterparts; Facsimile . This Amendment may be executed and delivered by facsimile signature and in two or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.

6. Governing Law . This Amendment and any controversy arising out of or relating to this Amendment shall be governed by and construed in accordance with the internal laws of the State of Washington without regard to conflict of law principles that would result in the application of any law other than the law of the State of Washington.

IN WITNESS WHEREOF, the parties have executed this Amendment as of the date first written above.

 

COMPANY:
NANOSTRING TECHNOLOGIES, INC.
By:

/s/ Nick Galakatos

Name: Nick Galakatos
Title: Director

 

EXECUTIVE :
WAYNE BURNS

/s/ Wayne Burns

 

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NANOSTRING TECHNOLOGIES, INC.

AMENDMENT TO EMPLOYMENT AGREEMENT

This amendment (the “ Amendment ”) is made by and between Wayne Burns (“ Executive ”) and NanoString Technologies, Inc. (the “ Company ,” and together with Executive, the “ Parties ”) on the dates set forth below.

WHEREAS , the Parties entered into an employment agreement effective June 8, 2009 (the “ Employment Agreement ”);

WHEREAS , the Company and Executive desire to amend certain provisions of the Employment Agreement in order to clarify the timing of the severance payment, as set forth below, in accordance with Section VI.B.3 of Internal Revenue Service Notice 2010-6, as amended by Internal Revenue Service Notice 2010-80.

NOW, THEREFORE , for good and valuable consideration, Executive and the Company agree that the Employment Agreement is hereby amended as follows.

1. Section 409A . Section 13 of the Employment Agreement is hereby amended to insert the following paragraph immediately following the first paragraph thereof:

“Any severance payments or benefits under this Agreement that would be considered “deferred compensation” under Section 409A will be paid on, or, in the case of installments, will not commence until, the sixtieth (60 th ) day following Executive’s Separation From Service, of, if later, such time is required by the final paragraph of this Section 13. Except as required by the final paragraph of this Section 13, any installment payments that would have been made to Executive during the 60 day period immediately following Executive’s Separation From Service but for the preceding sentence will be paid to Executive on the sixtieth (60 th ) day following Executive’s Separation from Service and the remaining payments shall be made as provided in this Agreement.”

2. Full Force and Effect . To the extent not expressly amended hereby, the Agreement shall remain in full force and effect.

3. Entire Agreement . This Amendment and the Agreement constitute the full and entire understanding and agreement between the Parties with regard to the subjects hereof and thereof. This Amendment may be amended at any time only by mutual written agreement of the Parties.

4. Counterparts . This Amendment may be executed in counterparts, all of which together shall constitute one instrument, and each of which may be executed by less than all of the parties to this Amendment.


5. Governing Law . This Amendment will be governed by the laws of the State of Washington (with the exception of its conflict of laws provisions).

IN WITNESS WHEREOF , each of the Parties has executed this Amendment, in the case of the Company by its duly authorized officer, on the dates set forth below.

 

NANOSTRING TECHNOLOGIES, INC. Wayne Burns

/s/ Brad Gray

/s/ Wayne Burns

By:

Brad Gray

Date:

12/26/12

12/26/12

 

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Exhibit 10.14

EXECUTION VERSION

LEASE

by and between

BMR-530 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

and

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation


LEASE

THIS LEASE (this “ Lease ”) is entered into as of this 19th day of October, 2007 (the “ Execution Date ”), by and between BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”).

RECITALS

A. WHEREAS, Landlord owns certain real property (the “ Property ”) located at 530 Fairview Avenue in Seattle, Washington, and intends to construct a building located thereon (the “ Building ”) in which the Premises (as defined below) shall be located; and

B. WHEREAS, Landlord wishes to lease to Tenant, and Tenant desires to lease from Landlord, certain premises (the “ Premises ”) consisting of (a) the entire second floor of the Building and (b) storage rooms 107 and 109 of the Building (the “ Storage Rooms ”) pursuant to the terms and conditions of this Lease, as detailed below.

AGREEMENT

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows:

1. Lease of Premises . Effective on the Term Commencement Date, Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises, as shown on Exhibit A attached hereto for use by Tenant in accordance with the Permitted Use (as defined below) and no other uses. The Premises comprise the entire second (2nd) floor of the Building. The Property and all landscaping, parking facilities and other improvements and appurtenances related thereto, including, without limitation, the Building, are hereinafter collectively referred to as the “ Project .” All portions of the Project that are for the non-exclusive use of tenants of the Building, including, without limitation, driveways, sidewalks, parking areas, landscaped areas, service corridors, stairways, elevators, public restrooms and public lobbies, are hereinafter referred to as “ Common Area .”

Tenant and Cell Therapeutics, Inc. (“ CTI ”) are parties to that certain Sublease dated October 6, 2004, as amended, under which Tenant subleases from CTI certain premises located at 201 Elliott Avenue West, Seattle, Washington (“ Sublease Premises ”). CTI leases the Sublease Premises from BMR-201 Elliot Avenue LLC (“ Master Landlord ”). This Lease is contingent upon the simultaneous full execution by Tenant and Master Landlord of an agreement in the form of the attached Exhibit J .


2. Basic Lease Provisions . For convenience of the parties, certain basic provisions of this Lease are set forth herein. The provisions set forth herein are subject to the remaining terms and conditions of this Lease and are to be interpreted in light of such remaining terms and conditions.

2.1 This Lease shall take effect upon the Execution Date and, except as specifically otherwise provided within this Lease, each of the provisions hereof shall be binding upon and inure to the benefit of Landlord and Tenant from the date of execution and delivery hereof by all parties hereto.

2.2 In the definitions below, each current Rentable Area (as defined below) is expressed in rentable square footage. Rentable Area and Tenant’s Pro Rata Share are both subject to adjustment as provided in this Lease.

 

Definition or Provision

   Means the Following (As of the Term
Commencement Date)
 

Approximate Rentable Area of Premises (without the Expansion Premises)

     16,852 square feet   

Approximate Rentable Area of Building

     95,849 square feet   

Approximate Tenant’s Pro Rata Share of Building (without the Expansion Premises)

     17.60

2.3 Basic Annual Rent for the Premises (“ Basic Annual Rent ”) shall be $51.00 per square foot of Rentable Area of the Premises, subject to adjustment under this Lease. Initial monthly and annual installments of Basic Annual Rent as of the Rent Commencement Date, subject to adjustment under this Lease:

 

     Rentable Area    Per S.F. of
Rentable Area
   Approximate
Total Annual
     Approximate
Total Monthly
 

Premises (without the Expansion Premises)

   Approximately
16,852 square feet
   $51.00 annually    $ 859,452       $ 71,621.00   

2.4 Estimated Delivery Date: June 1, 2008

2.5 Term Commencement Date: The later to occur of (i) Substantial Completion (as defined below) of the Core and Shell Work and the Tenant Improvements, or (ii) July 1, 2008

2.6 Term Expiration Date: Five (5) years after the Rent Commencement Date; provided, however, Tenant shall have the option to extend this Lease as provided in Article 42

2.7 Rent Commencement Date: One hundred eighty (180) days after the Term Commencement Date

 

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2.8 Security Deposit: An amount equal to Basic Annual Rent for the first full month after the Rent Commencement Date ($67,681.25), subject to increase in accordance with the terms hereof

2.9 Permitted Use:

(a) Second Floor Portion of Premises: General office and laboratory use in conformity with Applicable Laws (as defined below)

(b) Storage Rooms Portion of Premises: General storage use

 

2.10 Address for Rent Payment: BMR-530 Fairview Avenue LLC
17140 Bernardo Center Drive, Suite 222
San Diego, California 92128

 

2.11 Address for Notices to Landlord:

BMR-530 Fairview Avenue LLC

17140 Bernardo Center Drive, Suite 222

San Diego, California 92128

Attn: General Counsel/Real Estate

2.12 Address for Notices to Tenant:

 

Prior to the Term Commencement Date: Nanostring Technologies, Inc.
201 Elliot Avenue West
Seattle, Washington
Attn: CFO
With a copy to: Heller Ehrman
701 Fifth Avenue
Suite 6100
Seattle, Washington
Attn: Sonya Erikson
After the Term Commencement Date Nanostring Technologies, Inc.
Suite 2000
530 Fairview Avenue
Seattle, WA
Attn: CFO
With a copy to: Heller Ehrman
701 Fifth Avenue
Suite 6100
Seattle, Washington
Attn: Sonya Erikson

 

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2.13 The following Exhibits are attached hereto and incorporated herein by reference:

 

Exhibit A Premises
Exhibit B Acknowledgement of Term Commencement Date and Term Expiration Date
Exhibit C [Intentionally Deleted]
Exhibit D Rules and Regulations
Exhibit E Form of Estoppel Certificate
Exhibit F [Intentionally Deleted]
Exhibit G Work Letter
Exhibit H Form of Letter of Credit
Exhibit I Form of Additional TI Allowance Acceptance Letter
Exhibit J Form of Holdover Side Letter
Exhibit K [Intentionally Deleted]
Exhibit L Warm Shell Costs

3. Term .

3.1 The actual term of this Lease (the “ Term ”) shall be that period from the actual Term Commencement Date (as defined in Section 2.5 above) through the Term Expiration Date, subject to earlier termination of this Lease as provided herein.

4. Core and Shell Work and Tenant Improvements .

4.1 Shell and Core Construction of Building .

4.1.1 Commencement of Core and Shell Work . Landlord shall, at Landlord’s sole cost and expense (except that Tenant shall pay (as a deduction against the TI Allowance) Tenant’s Pro Rata Share of the costs incurred by Landlord in performing, or causing to be performed, the work described on, or necessary to cause the Building to comply with the requirements set forth on, or the depiction of the warm shell which is attached hereto as Exhibit L , including the costs of design, permitting and construction in connection therewith (such costs, the “ Warm Shell Costs ”)), cause Landlord’s contractor, M.A. Mortenson or such replacement thereof as Landlord may make from time to time (“ Core and Shell Contractor ”), to diligently prosecute the construction of the core and shell of the Building to completion pursuant to the Approved Core and Shell Plans (as defined in the Work Letter), subject only to Core and Shell Permitted Changes (as defined in the Work Letter attached hereto as Exhibit G ), (all such construction, collectively, “ Core and Shell Work ”). Core and Shell Work shall be performed in a workmanlike manner, and shall confoun with Applicable Laws. The commencement and completion of Core and Shell Work shall be subject to delays resulting from acts of Tenant or Force Majeure. “ Force Majeure ” shall mean acts of God; acts of terrorism; adverse weather conditions; war; invasion; insurrection; acts of a public enemy; terrorism; riot; mob violence; civil commotion; sabotage; strikes, lockouts or other labor disputes; inability to procure or general shortage of labor, materials, facilities, equipment or supplies on the open market; delay in transportation; laws, rules, regulations or orders of any

 

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Governmental Authority; moratorium or other governmental action; inability to obtain permits or approvals, including, without limitation, city and public utility approvals; the acts or inaction of the contractor and subcontractors, if any; or any other cause beyond the reasonable control of Landlord, financial ability excepted, whether similar or dissimilar to the foregoing.

4.1.2 Completion of Construction . Core and Shell Work shall be deemed “ Substantially Complete ” or there shall be “ Substantial Completion ” if Landlord has (a) completed all of the Core and Shell Work identified on the Approved Core and Shell Plans (subject only to such incomplete or defective work as will not materially or adversely impact Tenant’s use of the Premises (collectively, the “ Punchlist Items ”)) and (b) received a temporary or other certificate of occupancy from the applicable municipal authority(ies) or a certificate of substantial completion from the architect. Landlord and Tenant shall work together in the thirty (30) days following Landlord’s Substantial Completion of the Core and Shell Work to develop the list of Punchlist Items, which Landlord shall use good faith, diligent efforts to complete diligently. Landlord shall endeavor in good faith to cause the Contractor to fix any defects in the Core and Shell Work.

4.2 Tenant Improvements . Landlord shall cause the Core and Shell Contractor or another Contractor designated by Landlord and approved by Tenant, such consent not to be unreasonably withheld or delayed (“ TI Contractor ”, and together with Core and Shell Contractor, “ Contractor ”) to commence and thereafter diligently prosecute the construction of the tenant improvements in the Premises pursuant to the Work Letter (the “ Tenant Improvements ”); provided , however , that before performing the Tenant Improvements, Landlord shall prepare in good faith an estimated budget for the construction of the Tenant Improvements and deliver such budget to Tenant for Tenant’s written approval prior the start of construction (the “ Budget ”). Landlord and Tenant shall work together cooperatively and in good faith to achieve a mutually acceptable Budget. Landlord shall update the Budget for Tenant’s review and approval at reasonable intervals and shall notify Tenant in writing if the Budget is likely to be exceeded. If there is an indication that the Budget is likely to be exceeded, Landlord and Tenant shall work together cooperatively, if required by Tenant, to modify the scope of the Tenant Improvements to bring the same in line with a budget reasonably acceptable to Tenant. The Tenant Improvements shall be performed in a workmanlike manner and shall substantially conform with Applicable Laws and the Approved TI Plans (as defined in the Work Letter). Tenant shall pay all TI Costs, except that Landlord shall pay for TI Costs that do not exceed the TI Allowance. The “ TI Allowance ” shall mean (a) One Hundred Twenty Five Dollars ($125.00) per rentable square foot of the Premises (the “ Initial TI Allowance ”), together with (b) the Additional Allowance. The “ TI Costs ” shall mean all Tenant Core and Shell Costs (as defined in the Work Letter) and all costs and expenses of performing the TI Work, including without limitation the hard and soft costs of (i) construction, (ii) the Construction Management Fee (as such term is defined in the Work Letter) and any Project or construction management fees paid by Tenant to an unaffiliated third party (such fees not to exceed three percent (3%) of the TI Allowance), (iii) space planning, design, architect, engineering, data and phone cabling and other related services, (iv) costs and expenses for labor, material, equipment, data and phone cabling and fixtures (including, without limitation, any of the Attached Property (as defined in Section 18.5), (v) building permits and other taxes, fees, charges and levies by governmental and quasi-governmental agencies for permits or for inspections of the Tenant Improvements, and (vi) the

 

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Warm Shell Costs. In no event shall the TI Allowance be used for: (w) the purchase of any furniture, personal property or other non-building system equipment, (x) costs resulting from a Tenant Delay, (y) costs resulting from any default by Tenant of its obligations under this Lease, or (z) costs that are recoverable or reasonably recoverable by Tenant from a third party (e.g., insurers, warrantors, or tortfeasors). In the event the estimated total TI Costs (as set forth in the Budget) exceed the TI Allowance, Tenant shall deposit with Landlord such overage (the “ TI Allowance Excess ”), within five (5) business days of receiving the Budget (the “ TI Deposit ”). In the event Landlord determines the estimate of the TI Costs set forth in the Budget underestimates the amount of TI Costs so that the TI Deposit will not be sufficient to cover the TI Allowance Excess, then Landlord shall communicate the same to Tenant and, if required by Tenant, the parties shall discuss revisions to the Budget and Tenant may make a TI Tenant Change Order Request to reduce TI Costs, and unless the TI Costs are reduced to be within the Budget and previously paid TI Deposit, Tenant shall promptly pay the additional amount to Landlord, and such additional amount shall be added to the TI Deposit. If the sum of the TI Allowance plus the TI Deposit is not sufficient to cover the TI Costs, Tenant shall reimburse Landlord the difference between (a) the TI Costs and (b) the sum of the TI Allowance and the TI Deposit. However, Landlord shall be solely responsible for any costs related to the Tenant Improvements to the extent the same result from Landlord’s gross negligence, intentional misconduct or breach of Lease. Landlord and Tenant shall work together cooperatively at no cost or risk to Landlord to maximize Tenant’s ability, to the extent reasonably possible, to obtain the benefit of any applicable research and development tax credits with respect to the Tenant Improvements.

4.2.1 Architects, Contractors and Consultants . The architect, engineering consultants, design team, general contractor and subcontractors responsible for the construction of the Tenant Improvements shall be selected by Landlord and approved by Tenant, which approval Tenant shall not unreasonably withhold, condition or delay. Landlord shall supervise all such entities and endeavor in good faith to ensure that the same design and construct the Core and Shell Work and the Tenant Improvements in compliance with this Lease.

4.2.2 Completion of Tenant Improvements . The Tenant Improvements for the Premises shall be deemed “ Substantially Complete ” or there shall be “ Substantial Completion ” if Landlord has completed all of the respective Tenant Improvements identified on the Approved TI Plans (subject only to the Punchlist Items) for such Phase. Landlord and Tenant shall work together in the thirty (30) days following Landlord’s Substantial Completion of the Tenant Improvements to develop the list of Punchlist Items, which Landlord shall use diligent, good faith efforts to complete diligently. Notwithstanding anything to the contrary, Landlord shall be responsible, at its sole cost, to promptly correct any defects or violations of law with respect to the Tenant Improvements throughout the Term.

4.2.3 Additional Allowance . Landlord shall, at Tenant’s request, provide an additional tenant improvement allowance not to exceed Fifty Dollars ($50.00) per rentable square foot of the Premises (the “ Additional Allowance ”), which amount may be used by Tenant to increase the scope of Core and Shell Work or the Tenant Improvements pursuant to the terms and conditions contained in the Work Letter. In the event Tenant elects to use the Additional Allowance, Tenant

 

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shall pay to Landlord, as Rent, an amount equal to the drawn portion of the Additional Allowance, amortized over the initial Term at an interest rate of ten percent (10%) per annum. Tenant shall make payments in respect of the Additional Allowance plus interest thereon in equal monthly installments so that the full amount shall be paid on or before the expiration of the initial Term. Tenant shall pay such amounts with the payment of Basic Annual Rent for each month. If Tenant has not paid the full amount of the Additional Allowance plus interest thereon at the expiration or earlier termination of this Lease (unless such termination is due to an event of casualty or condemnation for which Landlord receives sufficient insurance or condemnation proceeds with respect to the Tenant Improvements to fully compensate Landlord for the amortized value thereof as determined by Landlord in good faith), then upon the expiration or termination of this Lease Tenant shall immediately pay the unpaid portion of such amount to Landlord. The payments Tenant is required to make in respect of the Additional Allowance shall constitute “ Additional Rent ” in accordance with Section 6.2 hereof. Tenant shall be entitled to prepay the Additional Allowance at any time, without penalty.

4.3 Warranties . Landlord shall diligently endeavor to cause Contractor to complete with reasonable promptness the Punchlist Items and repair with reasonable promptness all defects in the construction of (x) Core and Shell Work in accordance with the Approved Core and Shell Plans, and (y) the Tenant Improvements in accordance with the Approved TI Plans, each as to which Tenant notifies Landlord in writing (which notice Tenant shall give within nine (9) months after the Term Commencement Date). Except for such items, and except as otherwise set forth in this Lease, Tenant shall be deemed to have accepted the Premises in the condition delivered to it “As Is,” and Landlord shall have no liability to correct other claimed defects; provided, however, except as to those items that Landlord is required to correct pursuant to this section, Landlord shall partially assign to Tenant (but without prejudice to any of Landlord’s rights of enforcement) all warranties that it has received under the architect contracts, construction contracts or any subcontract, or from any material supplier. Landlord agrees to administer any claims in connection with such warranties in a reasonable manner.

Notwithstanding the foregoing, Landlord further warrants that as of the Term Commencement Date the Premises shall (a) substantially comply with all Applicable Laws (defined below); (b) be constructed substantially in conformance with the Approved TI Plans and Approved Core and Shell Plans; and (c) be watertight. To the extent any of the warranties set forth in the preceding sentence are violated, Landlord shall promptly correct the same at its sole cost.

4.4 Expiration of TI Allowance Obligations . So long as no uncured Default by Tenant exists, Tenant shall have until June 30, 2009 to expend the unused portion of the TI Allowance, after which date Landlord’s obligation to fund the TI Allowance shall expire. Tenant’s right to use the unused portion of the TI Allowance will terminate if Tenant Defaults and fails to cure such Default prior to the expiration of any applicable cure period.

5. Possession and Rent Commencement Date .

5.1 Tenant’s Access . From and after the day that is thirty (30) days before the day when Landlord then expects the Term Commencement Date to occur, Landlord shall permit Tenant

 

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to enter the Premises in order to inspect the same, move equipment and personal property into the Premises and perform installation or improvement work, so long as Tenant does not interfere with Landlord’s installation and completion of the Core and Shell Work or Tenant Improvements; provided , however , Tenant shall furnish to Landlord evidence satisfactory to Landlord that insurance coverages required of Tenant under the provisions of Article 22 are in effect, and such entry shall be subject to all the terms and conditions of this Lease other than the payment of Basic Annual Rent and Operating Expenses.

5.2 Premises . Landlord shall endeavor to tender possession of the Premises (with the Tenant Improvements and the Core and Shell Work Substantially Complete) to Tenant on or before the Estimated Delivery Date. If Core and Shell Work or the Tenant Improvements as required pursuant to the terms of the Work Letter are not Substantially Complete on or before the Estimated Delivery Date for any reason whatsoever, then this Lease shall not be void or voidable, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom and the Term Commencement Date shall not occur until Substantial Completion of Core and Shell Work and the Tenant Improvements occurs; provided, however, if the satisfaction of the requirements for Substantial Completion of Core and Shell Work or the Tenant Improvements have been delayed by any Tenant Delay, Substantial Completion of Core and Shell Work and the Tenant Improvements shall be deemed to occur when (as reasonably determined by Landlord) Substantial Completion of Core and Shell Work and the Tenant Improvements would have occurred if such Tenant Delay had not occurred. Within thirty (30) days after Substantial Completion of Core and Shell Work and the Tenant Improvements, Landlord’s architect shall calculate and certify in writing to Landlord and Tenant the Rentable Area of the Premises in accordance with Article 9 , which calculation must be approved by Landlord and Tenant (both hereby agreeing to act reasonably with respect to granting such approval). “ Tenant Delay ” shall mean any delay in the commencement or completion of the Core and Shell Work or the TI Work that results from or arises out of any of the following: (1) delays or failure of Tenant to deliver items in accordance with the Work Letter attached hereto as Exhibit G ; (2) Tenant’s failure to fulfill its obligations as set forth in this Lease or the Work Letter (including any failure to review or approve or disapprove any items in accordance with the Work Letter); (3) delays caused by Tenant Change Order Requests (as defined in the Work Letter) or TI Tenant Change Order Requests (as defined in the Work Letter); (4) unavailability of materials, components or finishes for Core and Shell Work or the Tenant Improvements that differ from Landlord’s standard work or that have an unusually long lead-time for delivery; (5) a willful or negligent act or omission of Tenant or Tenant’s Agents that interferes with the progress of the work; (6) failure of Landlord and Tenant to agree (for any reason, provided Landlord acts in good faith and diligently to work with Tenant with respect to the Budget) on a mutually agreeable Budget within ten (10) calendar days after Landlord delivers a draft Budget to Tenant or any request by Tenant that the scope of the Tenant Improvements be modified in connection with the Budget; or (7) delays caused by any revision to the Budget or TI Tenant Change Order Request. Landlord shall endeavor in good faith to provide Tenant with at least thirty (30) days prior written notice of the date when Landlord believes the Term Commencement Date will occur.

5.3 Acknowledgement . Landlord and Tenant shall each execute and deliver to the other written acknowledgment of the actual Term Commencement Date and the Term Expiration

 

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Date when such is established, and shall attach it to this Lease as Exhibit B . Failure to execute and deliver such acknowledgement, however, shall not affect the Rent Commencement Date or Landlord’s or Tenant’s liability hereunder. Failure by Tenant to obtain validation by any medical review board or other similar governmental licensing of the Premises required for the Permitted Use by Tenant shall not serve to extend the Term Commencement Date.

6. Rent .

6.1 Commencing on the Rent Commencement Date, Tenant shall pay to Landlord as Basic Annual Rent for the Premises the sums set forth in Section 2.3 , subject to the rental adjustments provided in Article 7 hereof. Basic Annual Rent shall be paid in equal monthly installments as set forth in Section 2.3 , subject to the rental adjustments provided in Article 7 hereof, each in advance on the first day of each and every calendar month during the Term.

6.2 In addition to Basic Annual Rent, from and after the Term Commencement Date, Tenant shall pay to Landlord as additional rent (“ Additional Rent ”) at times hereinafter specified in this Lease (a) Tenant’s pro rata share, as set forth in Section 2.2 (“ Tenant’s Pro Rata Share ”), of Operating Expenses as provided in Article 8 and (b) any other amounts that Tenant assumes or agrees to pay under the provisions of this Lease that are owed to Landlord, including, without limitation, any and all other sums that may become due by reason of any default of Tenant or failure on Tenant’s part to comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after notice and the lapse of any applicable cure periods.

6.3 Basic Annual Rent and Additional Rent shall together be denominated “Rent.” Rent shall be paid to Landlord, without abatement, deduction or offset (except as otherwise set forth in this Lease), in lawful money of the United States of America at the office of Landlord as set forth in Section 2.10 or to such other person or at such other place as Landlord may from time designate in writing. In the event the Term commences or ends on a day other than the first day of a calendar month, then the Rent for such fraction of a month shall be prorated for such period on the basis of a thirty (30) day month and shall be paid at the then-current rate for such fractional month.

7. Rent Adjustments . The Basic Annual Rent shall be subject to an annual upward adjustment of three percent (3%) of the then-current Basic Annual Rent. The first such adjustment shall become effective commencing with that monthly rental installment that is due on or after the first (1st) annual anniversary of the Rent Commencement Date and subsequent adjustments shall become effective on every successive annual anniversary for so long as this Lease continues in effect.

8. Operating Expenses .

8.1 As used herein, the term “ Operating Expenses ” shall include:

(a) Government impositions including, without limitation, property tax costs consisting of real and personal property taxes and assessments (including amounts due under any improvement bond upon the Building or the Project, including the parcel or parcels of real

 

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property upon which the Building and areas serving such Building are located or assessments in lieu thereof imposed by any federal, state, regional, local or municipal governmental authority, agency or subdivision (each, a “ Governmental Authority ”) are levied); taxes on or measured by gross rentals received from the rental of space in the Building; taxes based on the square footage of the Premises, the Building or the Project, as well as any parking charges, utilities surcharges or any other costs levied, assessed or imposed by, or at the direction of, or resulting from Applicable Laws (as defined below) or interpretations thereof, promulgated by any Governmental Authority in connection with the use or occupancy of the Building or the parking facilities serving the Building; taxes on this transaction or any document to which Tenant is a party creating or transferring an interest in the Premises; any fee for a business license to operate an office building; and any expenses, including the reasonable cost of attorneys or experts, reasonably incurred by Landlord in seeking reduction by the taxing authority of the applicable taxes, less tax refunds obtained as a result of an application for review thereof. Operating Expenses shall not include any net income, franchise, capital stock, estate or inheritance taxes, or taxes that are the personal obligation of Tenant or of another tenant of the Project; and

(b) All other costs of any kind paid or incurred by Landlord in connection with the operation or maintenance of the Building and the Project including, by way of example and not of limitation, costs of repairs and replacements to improvements within the Project as appropriate to maintain the Project as required hereunder, including costs of funding such reasonable reserves as Landlord, consistent with good business practice, may establish to provide for future repairs and replacements; costs of utilities furnished to the Common Areas; sewer fees; cable television; trash collection; cleaning, including windows; heating; ventilation; air-conditioning; maintenance of landscaping and grounds; maintenance of drives and parking areas; maintenance of the root security services and devices; building supplies; maintenance or replacement of equipment utilized for operation and maintenance of the Project; license, permit and inspection fees; sales, use and excise taxes on goods and services purchased by Landlord in connection with the operation, maintenance or repair of the Project or Building systems and equipment; telephone, postage, stationery supplies and other expenses incurred in connection with the operation, maintenance or repair of the Project; accounting, legal and other professional fees and expenses incurred in connection with the Project; costs of furniture, draperies, carpeting, landscaping and other customary and ordinary items of personal property provided by Landlord for use in Common Areas or in the Building office; Building office rent or rental value for a commercially reasonable amount of space, to the extent an office used for Building operations is maintained at the Building; capital expenditures; costs of complying with all federal, state, municipal and local laws, codes, ordinances, rules and regulations of Governmental Authorities, committees, associations, or other regulatory committees, agencies or governing bodies having jurisdiction over the Property, the Project, the Building, the Premises, Landlord or Tenant, including both statutory and common law and hazard waste rules and regulations (“ Applicable Laws ”); reasonable insurance premiums, including premiums for public liability, property casualty, earthquake, terrorism and environmental coverages; portions of insured losses paid by Landlord as part of any commercially reasonable deductible portion of a loss pursuant to the terms of insurance policies; service contracts; costs of services of independent contractors retained to do work of a nature referenced above; and costs of compensation (including employment taxes and fringe benefits) of all persons who perform regular and recurring

 

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duties connected with the day-to-day operation and maintenance of the Project, its equipment, the adjacent walks, landscaped areas, drives and parking areas, including, without limitation, janitors, floor waxers, window washers, watchmen, gardeners, sweepers and handymen.

Notwithstanding the foregoing, Operating Expenses shall not include any leasing commissions; expenses that relate to preparation of rental space for a tenant; expenses of initial development and construction, including, but not limited to, initial costs of tools and equipment provided for the initial commencement of operations, grading, paving, landscaping and decorating (as distinguished from maintenance, repair and replacement of the foregoing); legal expenses relating to other tenants; costs of repairs to the extent reimbursed by payment of insurance proceeds received by Landlord; interest upon loans to Landlord or secured by a mortgage or deed of trust covering the Project or a portion thereof ( provided that interest upon a government assessment or improvement bond payable in installments shall constitute an Operating Expense under Subsection 8.1(a) ); salaries of executive officers of Landlord; depreciation claimed by Landlord for tax purposes ( provided that this exclusion of depreciation is not intended to delete from Operating Expenses actual costs of repairs and replacements and reasonable reserves in regard thereto that are provided for in Subsection 8.1(b) and otherwise allowable under this Lease); and taxes of the types that are excluded from Operating Expenses by the last sentence of Subsection 8.1(a) ; fees and costs, advertising and promotional expenses and other costs incurred in procuring tenants or in selling the Building or Project; legal fees incurred in connection with approvals from and contract disputes with suppliers; costs of renovating or otherwise improving or decorating space for any tenant or other occupant of the Building or Project, including Tenant, or relocating any tenant; financing costs including interest and principal amortization of debts and the costs of providing the same; rental on ground leases or other underlying leases and the costs of providing the same; wages, bonuses and other compensation of employees above the grade of Building Manager; any liabilities, costs or expenses associated with or incurred in connection with the removal, enclosure, encapsulation of, and the cost of defending against claims in regard to the existence or release of, Hazardous Substances or materials at the Building or Project which result from Landlord’s gross negligence or willful misconduct (except with respect to those costs for which Tenant is otherwise responsible pursuant to the express terms of this Lease); costs of any items for which, and to the extent, Landlord is paid or reimbursed by insurance; increased insurance or Real Estate Taxes which are paid by any tenant of the Building or Project or for which Landlord is reimbursed from any other tenant; charges for electricity, water, or other utilities, services or goods and applicable taxes for which Tenant or any other tenant, occupant, person or other party reimburses Landlord or pays to third parties; any violation of Applicable Laws to the extent that such violation exists as of the Term Commencement Date; cost of any HVAC, janitorial or other services provided to tenants on an extra cost basis after regular business hours and for which such tenants reimburse Landlord; cost of installing, operating and maintaining any specialty service, such as an observatory, broadcasting facilities, child or daycare, luncheon club or athletic or recreation club; any costs, expenses or fees associated with the initial construction of the Building or Project; cost of any work or service performed on an extra cost basis for any tenant in the Building or Project to a materially greater extent or in a materially more favorable manner than furnished generally to the tenants and other occupants; cost of any work or services performed for any facility other than the Building or Project; any cost representing an amount paid to a person, firm, corporation or other entity related to Landlord that is in excess of the

 

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amount which would have been paid in the absence of such relationship; any cost of painting or decorating any interior parts of the Building or Project other than Common Areas; any cost associated with operating an on-or off-site management office for the Building or Development; Landlord’s general overhead and any other expense not directly attributable to operation and management of the Building and Project (e.g., the activities of Landlord’s officers and executives or professional development expenditures); cost of initial cleaning and rubbish removal from the Building or Project to be performed before final completion of the base building or tenant space; cost of initial landscaping of the Building or Project; attorneys’ fees, accounting fees and other expenditures incurred in connection with negotiations, disputes and claims of other tenants or occupants of the Building or Project; late fees or charges incurred by Landlord due to late payment of expenses resulting from Landlord’s negligence or willful misconduct; cost of acquiring, securing, cleaning or maintaining sculptures, paintings and other works of art; taxes on Landlord’s business (such as income, excess profits, franchise, capital stock, estate, inheritance, etc.); charitable or political contributions; costs and expenses incurred in connection with compliance with or the contesting or settlement of any claimed violation of law or requirements of law; costs incurred because of any failure of the Project to comply with Applicable Laws, which failure exists as of the Term Commencment Date; direct costs or allocable costs associated with parking operations if there is a separate charge to Tenant, other tenants or the public for parking; and all other items for which another party compensates or pays so that Landlord shall not recover any item of cost more than once.

Furthermore, Operating Costs shall not include the cost of capital improvements (but shall include costs of capital repairs and replacements), except for (A) the annual amortization (amortized over the lesser of ten (10) years or the useful life as reasonably determined by Landlord) of costs incurred by Landlord after the Commencement Date for any capital improvements installed or paid for by Landlord and required by any laws, rules or regulations of any governmental or quasi-governmental authority due to a violation that does not exist on the Term Commencement Date of any such law, rule or regulation; (B) the annual amortization (amortized over the lesser of ten (10) years or the useful life as reasonably determined by Landlord) of costs of any equipment, device or capital improvement purchased or incurred as a labor-saving measure or to effect other economics in the operation or maintenance of the Building; or (C) minor capital improvements, tools or expenditures to the extent each such improvement or acquisition costs less than Fifty Thousand Dollars ($50,000.00).

Landlord shall at all times use commercially reasonable efforts to endeavor to operate the Building and Project in an economically reasonable manner at costs not disproportionately higher than those experienced by other comparable buildings in the Seattle area.

8.2 Tenant shall pay to Landlord on the first day of each calendar month of the Term, as Additional Rent, (a) the Property Management Fee (as defined below) and (b) Landlord’s estimate of Tenant’s Pro Rata Share of Operating Expenses with respect to the Building for such month.

 

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(x) The “ Property Management Fee ” shall equal three percent (3%) of the Basic Annual Rent due from Tenant.

(y) Within ninety (90) days after the conclusion of each calendar year (or such longer period as may be reasonably required by Landlord), Landlord shall furnish to Tenant a statement showing in reasonable detail the actual Operating Expenses and Tenant’s Pro Rata Share of Operating Expenses for the previous calendar year. Any additional sum due from Tenant to Landlord shall be due and payable within thirty (30) days. If the amounts paid by Tenant pursuant to this Section 8.2 exceed Tenant’s Pro Rata Share of Operating Expenses for the previous calendar year, then Landlord shall credit the difference against the Rent next due and owing from Tenant; provided that, if the Lease term has expired, Landlord shall accompany said statement with payment for the amount of such difference.

(z) Any amount due under this Section 8.2 for any period that is less than a full month shall be prorated (based on a thirty (30)-day month) for such fractional month.

8.3 Landlord’s annual statement shall be final and binding upon Tenant unless Tenant, within ninety (90) days after Tenant’s receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reasons therefor. If, during such ninety (90)-day period, Tenant reasonably and in good faith questions or contests the correctness of Landlord’s statement of Tenant’s Pro Rata Share of Operating Expenses, Landlord shall provide Tenant with reasonable access to review Landlord’s books and records to the extent relevant to determination of Operating Expenses, and such information as Landlord reasonably determines to be responsive to Tenant’s written inquiries regarding the same. In the event that, after Tenant’s review of such information, Landlord and Tenant (both acting in good faith) cannot agree upon the amount of Tenant’s Pro Rata Share of Operating Expenses, then Tenant shall have the right to have an independent public accounting firm hired by Tenant on an hourly basis and not on a contingent-fee basis (at Tenant’s sole cost and expense except as provided below), subject to a reasonable confidentiality agreement and approved by Landlord (which approval Landlord shall not unreasonably withhold or delay) audit and review such of Landlord’s books and records for the year in question as directly relate to the determination of Operating Expenses for such year (the “ Independent Review ”). Landlord shall make such books and records available at the location where Landlord maintains them in the ordinary course of its business. Landlord need not provide copies of any books or records. Tenant shall commence the Independent Review within thirty (30) days after the date Landlord has given Tenant access to Landlord’s books and records for the Independent Review. Tenant shall complete the Independent Review and notify Landlord in writing of Tenant’s specific objections to Landlord’s calculation of Operating Expenses (including a written statement of the basis, nature and amount of each proposed adjustment) no later than ninety (90) days after Landlord has first given Tenant access to Landlord’s books and records for the Independent Review. Landlord shall review the results of any such Independent Review. The parties shall endeavor in good faith to agree promptly and reasonably upon Operating Expenses taking into account the results of such Independent Review. If, as of sixty (60) days after Tenant has submitted the Independent Review to Landlord, the parties have not agreed on the appropriate adjustments to Operating Expenses, then the parties shall engage a mutually agreeable independent

 

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third party accountant with at least ten (10) years’ experience in commercial real estate accounting in the Seattle, Washington area (the “ Accountant ”). If the parties cannot agree on the Accountant, each shall within ten (10) days after such impasse appoint an Accountant (different from the accountant and accounting firm that conducted the Independent Review) and, within ten (10) days after the appointment of both such Accountants, those two Accountants shall select a third (which cannot be the accountant and accounting firm that conducted the Independent Review). If either party fails to timely appoint an Accountant, then the Accountant the other party appoints shall be the sole Accountant. Within ten (10) days after appointment of the Accountant(s), Landlord and Tenant shall each simultaneously give the Accountants (with a copy to the other party) its determination of Operating Expenses, with such supporting data or information as each submitting party determines appropriate. Within ten (10) days after such submissions, the Accountants shall by majority vote select either Landlord’s or Tenant’s determination of Operating Expenses. The Accountants may not select or designate any other determination of Operating Expenses. The determination of the Accountant(s) shall bind the parties. If the parties agree or the Accountant(s) determine that Tenant’s Pro Rata Share of Operating Expenses actually paid for the calendar year in question exceeded Tenant’s obligations for such calendar year, then Landlord shall, at Tenant’s option, either (a) credit the excess to the next succeeding installments of estimated Additional Rent or (b) pay the excess to Tenant within thirty (30) days after delivery of such results. If the parties agree or the Accountant(s) determine that Tenant’s payments of Tenant’s Pro Rata Share of Operating Expenses for such calendar year were less than Tenant’s obligation for the calendar year, then Tenant shall pay the deficiency to Landlord within thirty (30) days after delivery of such results. If it is finally agreed or determined that Landlord’s annual statement for any year overcharges Tenant by 5% or more, then Landlord shall reimburse Tenant all reasonable costs of such review (including without limitation the cost of third party auditors) within thirty (30) days of Landlord’s receipt of an invoice therefor.

8.4 Tenant shall not be responsible for Operating Expenses attributable to the time period prior to the Term Commencement Date; provided , however , that if Landlord shall permit Tenant possession of the Premises prior to the Term Commencement Date, Tenant shall be responsible for Operating Expenses from such earlier date of possession. Tenant’s responsibility for Tenant’s Pro Rata Share of Operating Expenses shall continue to the latest of (a) the date of termination of the Lease, (b) the date Tenant has fully vacated the Premises or (c) if termination of the Lease is due to a default by Tenant, the date of rental commencement of a replacement tenant.

8.5 Operating Expenses for the calendar year in which Tenant’s obligation to share therein commences and for the calendar year in which such obligation ceases shall be prorated on a basis reasonably determined by Landlord. Expenses such as taxes, assessments and insurance premiums that are incurred for an extended time period shall be prorated based upon the time periods to which they apply so that the amounts attributed to the Premises relate in a reasonable manner to the time period wherein Tenant has an obligation to share in Operating Expenses.

8.6 Within seven (7) business days after the end of each calendar month, Tenant shall submit to Landlord an invoice, or, in the event an invoice is not available, an itemized list, of all costs and expenses that (a) Tenant has incurred (either internally or by employing third parties)

 

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during the prior month and (b) for which Tenant reasonably believes it is entitled to reimbursements from Landlord pursuant to the terms of this Lease or that Tenant reasonably believes is the responsibility of Landlord pursuant to this Lease or the Work Letter.

9. Rentable Area .

9.1 The term “ Rentable Area ” as set forth in Article 2 and as referenced within the Work Letter, and as may otherwise be referenced within this Lease, shall reflect such areas as reasonably calculated by Landlord’s architect.

9.2 The “ Rentable Area ” of the Building is generally determined by making separate calculations of Rentable Area applicable to each floor within the Building and totaling the Rentable Area of all floors within the Building. The Rentable Area of a floor is computed by measuring to the outside finished surface of the permanent outer Building walls. The full area calculated as previously set forth is included as Rentable Area, without deduction for columns and projections or vertical penetrations, including stairs, elevator shafts, flues, pipe shafts, vertical ducts and the like, as well as such items’ enclosing walls. Rentable Area throughout the Building shall be determined by Landlord via a consistent methodology.

9.3 Except as set forth in Section 9.6 , the term “Rentable Area,” when applied to the Premises, is that area equal to the usable area of the Premises, plus an equitable allocation of Rentable Area within the Building that is not then utilized or expected to be utilized as usable area, including, but not limited to, that portion of the Building devoted to corridors, equipment rooms, restrooms, elevator lobby, atrium and mailroom. In making such allocations, consideration shall be given to tenants benefited by space allocated such that the area that primarily serves tenants of only one floor, such as corridors and restrooms upon such floor, shall be allocated to usable area of the Building, as a whole. Landlord shall provide Tenant with a detailed summary of its calculation of the Premises Rentable Area.

9.4 Review of allocations of Rentable Areas as between tenants of the Building and the Project shall be made as frequently as Landlord deems appropriate in order to facilitate an equitable apportionment of Operating Expenses.

9.5 Final measurement of the Rentable Area of the Premises and the Building shall be determined by Landlord or Landlord’s architect and confirmed by Tenant with respect to this Lease. To the extent that the actual Premises as finally measured are larger or smaller than the approximate Rentable Area set forth in Section 2.2 of this Lease, the Basic Annual Rent, Tenant’s Pro Rata Share of the Building, the amount of the Security Deposit, the TI Allowance and Additional Allowance of the Premises (and such other variables in this Lease as are a function of Rentable Area) shall all be adjusted accordingly. If Tenant notifies Landlord within fifteen (15) days after receiving the final determination of the Rentable Area and supporting documentation for the same that Tenant disagrees with the determination of the Rentable Area as calculated by Landlord or Landlord’s architect, the matter shall be arbitrated by a single arbitrator in accordance with Commercial Arbitration Rules of the American Arbitration Association. The arbitrator’s decision shall be limited to determining the square footage of the Rentable Area. The arbitrator shall have no

 

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authority to make any other rulings or fashion any remedy. The decision of the arbitrator shall be final. The party losing the arbitration shall reimburse the prevailing party for all of the prevailing party’s fees, costs and expenses of the arbitration, including attorneys’ fees and the arbitrator’s fees.

9.6 Landlord and Tenant intend to include the Storage Rooms within the Premises, but intend that Tenant will occupy the Storage Rooms without paying Basic Annual Rent for, or a share of Operating Expenses allocated to, the Storage Rooms, and that the TI Allowance will be calculated without regard to the Storage Rooms. As such, the Storage Rooms shall be excluded from the Rentable Area of the Premises for purposes of determining the Basic Annual Rent, Tenant’s Pro Rata Share of the Building and the amount of the TI Allowance, and the amounts set forth in Sections 2.2 and 2.3 have been calculated on that basis.

10. Security Deposit .

10.1 Tenant shall deposit with Landlord within five (5) days of the Execution Date a security deposit in the amount set forth in Section 2.8 (the “ Security Deposit ”), which Security Deposit shall be held by Landlord as security for the faithful performance by Tenant of all of the terms, covenants and conditions of this Lease to be kept and performed by Tenant during the period commencing on the Execution Date and ending upon the expiration or termination of this Lease. If Tenant defaults with respect to any provision of this Lease, including, but not limited to, any provision relating to the payment of Rent, then Landlord may (but shall not be required to) use, apply or retain all or any part of the Security Deposit for the payment of any Rent or any other sum in default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default. If any portion of the Security Deposit is so used or applied, then Tenant shall, within ten (10) days following demand therefor, increase the amount of the L/C Security or deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its required amount, and Tenant’s failure to do so shall be a material breach of this Lease. The provisions of this Article 10 shall survive the expiration or earlier termination of this Lease.

10.2 In the event of bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for all periods prior to the filing of such proceedings.

10.3 Landlord may deliver to any purchaser of Landlord’s interest in the Premises the funds deposited hereunder by Tenant, and thereupon Landlord shall be discharged from any further liability with respect to such deposit. This provision shall also apply to any subsequent transfers.

10.4 If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, then the Security Deposit, or any balance thereof, shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within thirty (30) days after the expiration or earlier termination of this Lease.

 

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10.5 The Security Deposit may be in the form of cash, a letter of credit or any other security instrument acceptable to Landlord in its sole discretion. Tenant may at any time, except during Default, deliver a letter of credit (the “ L/C Security ”) as the entire Security Deposit, as follows.

(a) If Tenant elects to deliver L/C Security, then Tenant shall provide Landlord, and maintain in full force and effect throughout the Term, a letter of credit in the form of Exhibit H issued by an issuer reasonably satisfactory to Landlord, in the amount of the Security Deposit, with an initial term of at least one year. If, at the Term Expiration Date, any Rent remains uncalculated or unpaid, then: (i) Landlord shall with reasonable diligence complete any necessary calculations; and (ii) Tenant shall extend the expiry date of such L/C Security from time to time as Landlord reasonably requires (not to exceed 30 days). Tenant shall reimburse Landlord’s reasonable legal costs (as reasonably estimated by Landlord’s counsel) in handling Landlord’s acceptance of L/C Security or its replacement or extension.

(b) If Tenant delivers to Landlord satisfactory L/C Security in place of the entire Security Deposit, Landlord shall remit to Tenant any cash Security Deposit Landlord previously held.

(c) Landlord may draw upon the L/C Security, and hold and apply the proceeds in the same manner and for the same purposes as the Security Deposit, if: (i) an uncured Default exists; (ii) as of the date 45 days before any L/C Security expires (even if such scheduled expiry date is after the Term Expiration Date) Tenant has not delivered to Landlord an amendment or replacement for such L/C Security, reasonably satisfactory to Landlord, extending the expiry date to the earlier of (1) six (6) months after the then-current Term Expiration Date or (2) the date one year after the then-current expiry date of the L/C Security; (iii) the L/C Security provides for automatic renewals, Landlord requests that the issuer confirm the current L/C Security expiry date (with a copy of such request to Tenant), and the issuer fails to do so within fifteen (15) business days after Tenant and the issuer each receives such request; (iv) Tenant fails to pay (when and as Landlord reasonably requires) any bank charges for Landlord’s transfer of the L/C Security; or (v) the issuer of the L/C Security ceases, or announces that it will cease, to maintain an office in the city where Landlord may present drafts under the L/C Security. This paragraph does not limit any other provisions of this Lease allowing Landlord to draw the L/C Security under specified circumstances. If Landlord draws on the Security L/C, any amount that is not applied in accordance with Section 10.1 hereof shall be held as a cash Security Deposit.

(d) Tenant shall not seek to enjoin, prevent, or otherwise interfere with Landlord’s draw under L/C Security, even if it violates this Lease. Landlord shall hold the proceeds of any draw in the same manner and for the same purposes as a cash Security Deposit. In the event of a wrongful draw, the parties shall cooperate to allow Tenant to post replacement L/C Security simultaneously with the return to Tenant of the wrongfully drawn sums, and Landlord shall upon request confirm in writing to the issuer of the L/C Security that Landlord’s draw was erroneous.

(e) If Landlord transfers its interest in the Premises, then Tenant shall at Tenant’s expense, within fifteen (15) business days after receiving a request from Landlord, deliver (and, if the issuer requires, Landlord shall consent to) an amendment to the L/C Security naming Landlord’s grantee as substitute beneficiary. If the required Security changes while L/C Security is in force, then Tenant shall deliver (and, if the issuer requires, Landlord shall consent to) a corresponding amendment to the L/C Security.

 

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11. Use .

11.1 Tenant shall use the Premises for the purpose set forth in Section 2.9 , and shall not use the Premises, or permit or suffer the Premises to be used, for any other purpose without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion.

11.2 Tenant shall not use or occupy the Premises in violation of Applicable Laws; zoning ordinances; or the certificate of occupancy issued for the Building, and shall, upon five (5) days’ written notice from Landlord, discontinue any use of the Premises that is declared or claimed by any Governmental Authority having jurisdiction to be a violation of any of the above, or that in Landlord’s reasonable opinion violates any of the above. Tenant shall comply with any direction of any Governmental Authority having jurisdiction that shall, by reason of the nature of Tenant’s use or occupancy of the Premises, impose any duty upon Tenant or Landlord with respect to the Premises or with respect to the use or occupation thereof.

11.3 Tenant shall not do or permit to be done anything that will invalidate or increase (unless Tenant pays the increase for the duration of the increase (even if after the end of the Term)) the cost of any fire, environmental, extended coverage or any other insurance policy covering the Building and the Project, and shall comply with all rules, orders, regulations and requirements of the insurers of the Building and the Project, and Tenant shall promptly, upon demand, reimburse Landlord for any additional premium charged for such policy by reason of Tenant’s failure to comply with the provisions of this Article.

11.4 Tenant shall keep all doors opening onto public corridors closed, except when in use for ingress and egress.

11.5 No additional locks or bolts of any kind shall be placed upon any of the doors or windows by Tenant, nor shall any changes be made to existing locks or the mechanisms thereof without Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed. Tenant shall, upon termination of this Lease, return to Landlord all keys to offices and restrooms either furnished to or otherwise procured by Tenant. In the event any key so furnished to Tenant is lost, Tenant shall pay to Landlord the cost of replacing the same or of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such change.

11.6 No awnings or other projections shall be attached to any outside wall of the Building. No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord’s standard window coverings without Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed. Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed. No equipment, furniture or other items of personal property shall be placed on any exterior balcony without Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed.

 

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11.7 No sign, advertisement or notice (“ Signage ”) shall be exhibited, painted or affixed by Tenant on any part of the Premises or the Building without Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed. Directory and suite entry identification for Tenant shall be provided for Tenant by Landlord at Landlord’s sole cost and expense, and shall be of a size, color and type and be located in a place acceptable to Landlord. The directory tablet shall be provided exclusively for the display of the name and location of tenants only. Tenant shall not place anything on the exterior of the corridor walls or corridor doors other than Landlord’s standard lettering without Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed. Tenant shall have Signage rights for the Premises substantially consistent with the Signage permitted for other comparable Tenants in the Project, as Landlord reasonably determines, including without limitation space on any monument sign should one be constructed. At Landlord’s option, Landlord may install any such Signage, and Tenant shall pay all actual costs associated with such installation within thirty (30) days after demand therefor.

11.8 Tenant shall use reasonable efforts consistent with a laboratory user to minimize the sounds or vibrations from equipment or machinery installed by Tenant in the Premises that extend into the Common Areas or other offices in the Building. Further, Tenant shall only place equipment within the Premises with floor loading consistent with the structural design of the Building (unless Tenant otherwise obtains Landlord’s prior written approval, which shall not be unreasonably withheld, conditioned or delayed) and such equipment shall be placed in a location designed to carry the weight of such equipment.

11.9 Tenant shall not (a) do or permit anything to be done in or about the Premises that shall in any way unreasonably obstruct or interfere with the rights of other tenants or occupants of the Building or the Project, or injure or annoy them, (b) use or allow the Premises to be used for immoral, unlawful or objectionable purposes, (c) cause, maintain or permit any nuisance or waste in, on or about the Premises, the Building or the Project or (d) take any other action that would in Landlord’s reasonable determination in any manner materially adversely affect other tenants’ quiet use and enjoyment of their space or adversely impact their ability to conduct business in a professional and suitable work environment.

11.10 Notwithstanding any other provision herein to the contrary, but subject to Landlord’s obligations and warranties under this Lease (including without limitation Section 4.3 ) Tenant shall be responsible for all liabilities, costs and expenses arising out of or in connection with the compliance of the Premises with the Americans with Disabilities Act, 42 U.S.C. § 12101, et seq. (together with regulations promulgated pursuant thereto, the “ ADA ”), and Tenant shall indemnify, defend and hold harmless Landlord from and against any loss, cost, liability or expense (including reasonable attorneys’ fees and disbursements) arising out of any failure of the Premises to comply with the ADA. The provisions of this Section 11.10 shall survive the expiration or earlier termination of this Lease.

 

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12. Brokers .

12.1 Tenant represents and warrants that it has had no dealings with any real estate broker or agent in connection with the negotiation of this Lease other than The Staubach Company (“ Tenant’s Broker ”), and that it knows of no other real estate broker or agent that is or might be entitled to a commission in connection with this Lease (other than Landlord’s Broker, as set forth in Section 12.2 hereof). Landlord shall compensate Tenant’s Broker in relation to this Lease pursuant to a separate agreement between Landlord and Tenant’s Broker.

12.2 Landlord represents and warrants that it has had no dealing with any real estate broker or agent in connection with the negotiation of this Lease other than EDG Commercial Real Estate (“ Landlord’s Broker ”) and that it knows of no other real estate broker or agent that is or might be entitled to a commission in connection with this Lease (other than Tenant’s Broker, as set forth in Section 12.1 hereof). Landlord shall compensate Landlord’s Broker in relation to this Lease pursuant to a separate agreement between Landlord and Landlord’s Broker.

12.3 Tenant represents and warrants that no broker or agent has made any representation or warranty relied upon by Tenant in Tenant’s decision to enter into this Lease, other than as contained in this Lease.

12.4 Tenant acknowledges and agrees that the employment of brokers by Landlord is for the purpose of solicitation of offers of leases from prospective tenants and that no authority is granted to any broker to furnish any representation (written or oral) or warranty from Landlord unless expressly contained within this Lease. Landlord is executing this Lease in reliance upon Tenant’s representations, warranties and agreements contained within Sections 12.1 and 12.3 .

12.5 Tenant agrees to indemnify, defend and hold Landlord harmless from any and all cost or liability for compensation claimed by any other broker or agent, other than Tenant’s Broker, employed or engaged by it or claiming to have been employed or engaged by Tenant. Landlord agrees to indemnify, defend and hold Tenant harmless from any and all cost or liability for compensation claimed by any other broker or agent, other than Landlord’s Broker, employed or engaged by it or claiming to have been employed or engaged by Landlord.

13. Holding Over .

13.1 If, with Landlord’s prior written consent, Tenant holds possession of all or any part of the Premises after the Term, Tenant shall become a tenant from month to month after the expiration or earlier termination of the Term, and in such case Tenant shall continue to pay (a) the Basic Annual Rent in accordance with Article 6 , as adjusted in accordance with Article 7 , and (b) Tenant’s Pro Rata Share of Operating Expenses. Any such month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein.

13.2 Notwithstanding the foregoing, if Tenant remains in possession of the Premises after the expiration or earlier termination of the Term without Landlord’s prior written consent, Tenant shall become a tenant at sufferance subject to the terms and conditions of this Lease, except that the monthly rent shall be equal to one hundred fifty percent (150%) of the Rent in effect during the last thirty (30) days of the Term.

 

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13.3 Acceptance by Landlord of Rent after the expiration or earlier termination of the Term shall not result in an extension, renewal or reinstatement of this Lease.

13.4 The foregoing provisions of this Article 13 are in addition to and do not affect Landlord’s right of reentry or any other rights of Landlord hereunder or as otherwise provided by Applicable Laws.

14. Taxes on Tenant’s Property .

14.1 Tenant shall pay prior to delinquency any and all taxes levied against any personal property or trade fixtures placed by Tenant in or about the Premises.

14.2 If any such taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property or, if the assessed valuation of the Building or the Property is increased by inclusion therein of a value attributable to Tenant’s personal property or trade fixtures, and if Landlord, after written notice to Tenant, pays the taxes based upon any such increase in the assessed valued of the Building or the Project, then Tenant shall, upon demand, repay to Landlord the taxes so paid by Landlord.

14.3 If any improvements in or Alterations to the Premises, whether owned by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which improvements conforming to Landlord’s building standards (the “ Building Standard ”) in other spaces in the Building are assessed, then the real property taxes and assessments levied against Landlord or the Building by reason of such excess assessed valuation shall be deemed to be taxes levied against personal property of Tenant and shall be governed by the provisions of Section 14.2 above. Any such excess assessed valuation due to improvements in or alterations to space in the Building leased by other tenants of Landlord shall not be included in the Operating Expenses defined in Article 8 , but shall be treated, as to such other tenants, as provided in this Section 14.3 . If the records of the County Assessor are available and sufficiently detailed to serve as a basis for deteunining whether said Tenant improvements or alterations are assessed at a higher valuation than the Building Standard, then such records shall be binding on both Landlord and Tenant.

15. Condition of Premises . Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the condition of the Premises, the Building or the Project, or with respect to the suitability of the Premises, the Building or the Project for the conduct of Tenant’s business, except as otherwise set forth in this Lease. Tenant acknowledges that subject to Landlord’s representations, warranties and obligations set forth in this Lease (a) it agrees to take the Premises in their condition “as is” as of the Temi Commencement Date, except as otherwise set forth in this Lease and (b) Landlord shall have no obligation to alter, repair or otherwise prepare the Premises for Tenant’s occupancy or to pay for or construct any improvements to the Premises, except as otherwise set forth in this Lease.

 

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16. Common Areas and Parking Facilities .

16.1 Tenant shall have the non-exclusive right, in common with others, to use the Common Areas, subject to the rules and regulations adopted by Landlord and attached hereto as Exhibit D , together with such other reasonable and nondiscriminatory rules and regulations as are hereafter promulgated by Landlord in writing in its reasonable discretion (the “ Rules and Regulations ”). Tenant shall faithfully observe and comply with the Rules and Regulations. Landlord shall not be responsible to Tenant for the violation or non-performance by any other tenant or any agent, employee or invitee thereof of any of the Rules and Regulations.

16.2 Tenant shall be entitled to rent from Landlord on a monthly basis from time to time throughout the Term an amount of parking spaces not to exceed one (1) parking space (located in the Building garage) per One Thousand rentable square feet of the Premises (“ Tenant’s Parking Space Allowance ”) on an unreserved basis at a rate of One Hundred Seventy Five Dollars ($175.00) per parking space per month, which rate shall be subject to annual market-based increases not greater than three percent (3%) per calendar year. Notwithstanding the foregoing, Landlord shall provide Tenant with Tenant’s Parking Space Allowance for the first twelve (12) months following the Rent Commencement Date at no cost to Tenant.

16.3 Landlord reserves the right to modify the Common Areas, including the right to add or remove exterior and interior landscaping and to subdivide real property, so long as such modifications do not materially adversely interfere with Tenant’s use and enjoyment of the Premises. Tenant acknowledges that Landlord specifically reserves the right to allow the exclusive use of corridors and restroom facilities located on specific floors to one or more tenants occupying such floors; provided , however , that Tenant shall not be deprived of the use of the corridors reasonably required to serve the Premises or of restroom facilities serving the floor upon which the Premises are located.

17. Utilities and Services .

17.1 Tenant shall pay for all water (including the cost to service, repair and replace reverse osmosis, de-ionized and other treated water), gas, heat, light, power, telephone, internet service, cable television, other telecommunications and other utilities supplied to the Premises together with any fees, surcharges and taxes thereon. If any such utility is not separately metered to Tenant, Tenant shall pay a reasonable proportion (to be determined by Landlord) of all charges of such utility jointly metered with other premises as part of Tenant’s Pro Rata Share of Operating Expenses or, in the alternative, Landlord may, at its option, monitor the usage of such utilities by Tenant and charge Tenant with the cost of purchasing, installing and monitoring such metering equipment, which cost shall be paid by Tenant as Additional Rent.

17.2 Landlord shall not be liable for, nor shall any eviction of Tenant result from, the failure to furnish any utility or service, whether or not such failure is caused by accident, breakage, repair, Force Majeure or Tenant’s negligence or gross negligence. Tenant shall provide written notice to Landlord of any interruption of a utility or service, and Landlord shall use commercially reasonable efforts to correct any such interruption within five (5) business days after receipt of such notice. In the event that such failure continues for such five (5) business day period after Landlord’s receipt of such written notice from Tenant, Tenant shall be entitled to a full

 

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abatement of Rent during the period beginning at the end of such five (5) business day period for the duration of any such interruption to the extent that the same materially interferes with Tenant’s use of the Premises and to the extent that the same is due to Landlord’s gross negligence or intentional misconduct.

17.3 Tenant shall pay for, prior to delinquency of payment therefor, any utilities and services that may be furnished to the Premises during or, if Tenant occupies the Premises after the expiration or earlier termination of the Term, after the Term.

17.4 Tenant shall not, without Landlord’s prior written consent (which shall not be unreasonably withheld, conditioned or delayed), use any device in the Premises (including, without limitation, data processing machines) that will in any way (a) increase the amount of ventilation, air exchange, gas, steam, electricity or water beyond the existing capacity of the Building as proportionately allocated to the Premises based upon Tenant’s Pro Rata Share as usually furnished or supplied for the use set forth in Section 2.9 or (b) exceed Tenant’s Pro Rata Share of the Building’s capacity to provide such utilities or services, unless Tenant installs additional equipment or installations with respect to such device that prevent any adverse effect on the Building.

17.5 Tenant shall have the right to use the Building loading dock and freight elevator in common with other tenants in the Building in a manner and with frequency proportionate to Tenant’s Pro Rata Share.

17.6 If Tenant shall require utilities or services in excess of those usually furnished or supplied for tenants in similar spaces in the Building by reason of Tenant’s equipment or extended hours of business operations, then Tenant shall first procure Landlord’s consent for the use thereof, which consent Landlord may reasonably condition upon the availability of such excess utilities or services, and Tenant shall pay as Additional Rent an amount equal to the cost of providing such excess utilities and services.

17.7 Utilities and services provided by Landlord to the Premises that are separately metered shall be paid by Tenant directly to the supplier of such utility or service if the same is practical; otherwise the same shall be paid to Landlord.

17.8 Landlord shall provide water in Common Areas for lavatory and water fountain purposes only. Tenant shall be entitled to use water in its Premises consistent with a laboratory user, and Landlord shall install a water meter to measure Tenant’s water consumption for such purposes. Throughout the duration of Tenant’s occupancy of the Premises, Tenant shall keep said meter and installation equipment in good working order and repair at Tenant’s sole cost and expense. If Tenant fails to so maintain such meter and equipment, Landlord may repair or replace the same and shall collect the costs therefor from Tenant. Tenant agrees to pay for water consumed, as shown on said meter, as and when bills are rendered. If Tenant fails to timely make such payments, Landlord may pay such charges and collect the same from Tenant. Any such costs or expenses incurred, or payments made by Landlord for any of the reasons or purposes hereinabove stated, shall be deemed to be Additional Rent payment by Tenant and collectible by Landlord as such.

 

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17.9 Landlord reserves the right to stop service of the elevator, plumbing, ventilation, air conditioning and electric systems, when Landlord deems necessary or desirable, due to accident, emergency or the need to make repairs, alterations or improvements, until such repairs, alterations or improvements shall have been completed, and Landlord shall further have no responsibility or liability for failure to supply elevator facilities, plumbing, ventilation, air conditioning or electric service when prevented from doing so by Force Majeure or a failure by a third party to deliver gas, oil or another suitable fuel supply, or Landlord’s inability by exercise of reasonable diligence to obtain gas, oil or another suitable fuel; provided that Landlord shall use reasonable efforts to provide at least one (1) business day advance written notice to Tenant (except in the event of an emergency) of any stop in service, repair, alteration or improvement that Landlord in good faith anticipates will materially and adversely impact Tenant, and Landlord further agrees to use reasonable efforts to perform such work in a manner that keeps any disruption to Tenant to a reasonable level. Without limiting the foregoing, it is expressly understood and agreed that any covenants on Landlord’s part to furnish any service pursuant to any of the terms, covenants, conditions, provisions or agreements of this Lease, or to perform any act or thing for the benefit of Tenant, shall not be deemed breached if Landlord is unable to furnish or perform the same by virtue of Force Majeure.

18. Alterations .

18.1 Tenant shall make no alterations, additions or improvements in or to the Premises or engage in any construction, demolition, reconstruction, renovation, or other work (whether major or minor) of any kind in, at, or serving the Premises (“ Alterations ”) without Landlord’s prior written approval, which approval Landlord shall not unreasonably withhold, condition or delay; provided , however , that in the event any proposed Alteration adversely affects (a) any structural portions of the Building, including exterior walls, roof, foundation or core of the Building, (b) the exterior of the Building or (c) any Building systems, including elevator, plumbing, air conditioning, heating, electrical, security, life safety and power, then Landlord may withhold its approval with respect thereto in its sole and absolute discretion. Tenant shall, in making any such Alterations, use only those architects, contractors, suppliers and mechanics of which Landlord has given prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. In seeking Landlord’s approval, Tenant shall provide Landlord, at least fourteen (14) days in advance of any proposed construction, with plans, specifications, bid proposals, work contracts, requests for laydown areas and such other information concerning the nature and cost of the Alterations as Landlord may reasonably request. Notwithstanding the foregoing, Tenant shall not be required to seek Landlord’s prior consent to cosmetic Alterations in the Premises that cost less than $50,000 in any one instance; provided , however , that in the event any proposed Alteration adversely affects (a) any structural portions of the Building, including exterior walls, roof, foundation or core of the Building, (b) the exterior of the Building or (c) any Building systems, including elevator, plumbing, air conditioning, heating, electrical, security, life safety and power, then Tenant must obtain Landlord’s approval, and Landlord may withhold such approval in its sole and absolute discretion.

 

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18.2 Tenant shall not construct or permit to be constructed partitions or other obstructions that might interfere with free access to mechanical installation or service facilities of the Building, or interfere with the moving of Landlord’s equipment to or from the enclosures containing such installations or facilities, without first obtaining Landlord’s approval, which shall not be unreasonably withheld, conditioned or delayed.

18.3 Tenant shall accomplish any work performed on the Premises or the Building in such a manner as to permit any fire sprinkler system and fire water supply lines to remain fully operable at all times.

18.4 Any work performed on the Premises or the Building by Tenant or Tenant’s contractors shall be done at such times and in such manner as Landlord may from time to time reasonably designate. Tenant covenants and agrees that all work done by Tenant or Tenant’s contractors shall be performed in full compliance with Applicable Laws. Within thirty (30) days after completion of any Alterations, if applicable, Tenant shall provide Landlord with complete “as-built” drawing print sets and electronic CADD files on disc (or files in such other current format in common use as Landlord reasonably approves or requires) showing any changes in the Premises. Within sixty (60) days of the Term Commencement Date, Landlord shall provide Tenant with complete “as-built” drawing print sets and electronic CADD files on disc (or files in such other current format in common use as Landlord reasonably approves or requires) for the Building, and agrees to provide Tenant with updates to the same to the extent necessary for Tenant to efficiently provide Landlord with the deliverables required by the prior sentence.

18.5 All Tenant Improvements, Alterations, attached equipment, decorations, fixtures, trade fixtures, additions and improvements, subject to Sections 18.8 and 20.3 , attached to or built into the Premises, made by either of the Parties, including, without limitation, all floor and wall coverings, built-in cabinet work and paneling, sinks and related plumbing fixtures, built-in laboratory benches, exterior venting fume hoods and walk-in freezers and refrigerators, ductwork, conduits, electrical panels and circuits (collectively, “ Attached Property ”), shall (unless, prior to such construction or installation, Landlord elects otherwise in writing) become the property of Landlord upon the expiration or earlier termination of the Term, and shall remain upon and be surrendered with the Premises as a part thereof. The Premises shall at all times remain the property of Landlord and shall be surrendered to Landlord upon the expiration or earlier termination of this Lease. Notwithstanding the foregoing, upon termination of this Lease, Tenant shall have the right to remove any equipment, laboratory/research equipment, decorations, trade fixtures and personal property from the Premises that was paid for entirely by Tenant and that is not affixed to the Building or the Property in a manner that removal of the same would require substantial alteration (for example, trade fixtures that are merely bolted to the Building would not require substantial alteration to remove; but an item such as an installed walk-in freezer would require substantial alterations to remove) (“ Tenant’s Personal Property ”); provided, however, Tenant shall repair any damage to the Premises associated with such removal.

18.6 Before commencing any work, Tenant shall give Landlord at least fourteen (14) days’ prior written notice of the proposed commencement of such work and shall, if required by Landlord, secure, at Tenant’s own cost and expense, a completion and lien indemnity bond satisfactory to Landlord for said work.

 

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18.7 Tenant shall repair any damage to the Premises caused by Tenant’s removal of any property from the Premises. During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant. The provisions of this Section shall survive the expiration or earlier termination of this Lease.

18.8 If Tenant shall fail to remove any of its property from the Premises prior to termination of this Lease, then Landlord may, at its option, remove the same in any manner that Landlord shall choose and store said effects without liability to Tenant for loss thereof or damage thereto, and Tenant shall pay Landlord, upon demand, any costs and expenses incurred due to such removal and storage or Landlord may, at its sole option and without notice to Tenant, sell such property or any portion thereof at private sale and without legal process for such price as Landlord may obtain and apply the proceeds of such sale against any (a) amounts due by Tenant to Landlord under this Lease and (b) any expenses incident to the removal, storage and sale of said personal property.

18.9 Notwithstanding any other provision of this Article 18 to the contrary, in no event shall Tenant remove any improvement from the Premises as to which Landlord contributed payment, including, without limitation, the Tenant Improvements made pursuant to the Work Letter without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion.

18.10 Tenant shall reimburse Landlord for any extra expenses incurred by Landlord by reason of faulty work done by Tenant or its contractors, or by reason of delays caused by such work, or by reason of inadequate clean-up.

18.11 Within sixty (60) days after final completion of the Tenant Improvements (or any other Alterations performed by Tenant with respect to the Premises), Tenant shall pay to Landlord an amount equal to four percent (4%) of the cost to Tenant of all Alterations installed by Tenant or its contractors or agents to cover Landlord’s overhead and expenses for plan review, coordination, scheduling and supervision thereof (the “ Alteration Fee ”); provided , however , that no Alteration Fee shall be payable for any Alterations which do not require any plan review, coordination, scheduling or supervision; and provided , further , that the parties agree that the Alteration Fee shall not apply to the Tenant Improvements since Landlord will receive the Construction Management Fee as described in the Work Letter. For purposes of payment of such sum, Tenant shall submit to Landlord copies of all bills, invoices and statements covering the costs of such charges, accompanied by payment to Landlord of the fee set forth in this Section. Tenant shall reimburse Landlord for any extra expenses incurred by Landlord by reason of faulty work done by Tenant or its contractors, or by reason of delays caused by such work, or by reason of inadequate clean-up.

 

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18.12 Tenant shall require its contractors and subcontractors performing work on the Premises to name Landlord and its affiliates and lenders (so long as Landlord notifies Tenant in writing of the identity of the same) as additional insureds on their respective insurance policies.

19. Repairs and Maintenance .

19.1 Landlord shall repair and maintain in good working condition the structural and exterior portions and Common Areas of the Building and the Project and all Building systems and utilities, including, without limitation, roofing and covering materials, foundations, exterior walls, plumbing, fire sprinkler systems (if any), heating, ventilating, air conditioning, elevators, and electrical systems installed or furnished by Landlord. Any costs related to the repair or maintenance activities specified in this Section 19.1 shall be included as a part of Operating Expenses to the extent allowable under Article 8, unless such repairs or maintenance is required in whole or in part because of any act, neglect, fault or omissions of Tenant, its agents, servants, employees or invitees, in which case Tenant shall pay to Landlord the cost of such repairs and maintenance.

19.2 Except for services of Landlord, if any, required by Section 19.1 , Tenant shall at Tenant’s sole cost and expense maintain and keep the Premises and every part thereof in good condition and repair, damage thereto from ordinary wear and tear excepted. Tenant shall, upon the expiration or sooner termination of the Term, surrender the Premises to Landlord in as good of a condition as when received, ordinary wear and tear and casualty excepted. Landlord shall have no obligation to alter, remodel, improve, repair, decorate or paint the Premises or any part thereof, other than pursuant to the terms and provisions of the Work Letter or this Lease.

19.3 Landlord shall not be liable for any failure to make any repairs or to perform any maintenance that is an obligation of Landlord unless such failure shall persist for an unreasonable time after Tenant provides Landlord with written notice of the need of such repairs or maintenance. Tenant waives its rights under Applicable Laws now or hereafter in effect to make repairs at Landlord’s expense.

19.4 Repairs under this Article 19 that are obligations of Landlord are subject to allocation among Tenant and other tenants as Operating Expenses, except as otherwise provided in this Article 19 .

19.5 This Article 19 relates to repairs and maintenance arising in the ordinary course of operation of the Building and the Project and any related facilities. In the event of fire, earthquake, flood, vandalism, war, terrorism, natural disaster or similar cause of damage or destruction, Article 23 shall apply in lieu of this Article 19 .

20. Liens .

20.1 Subject to the immediately succeeding sentence, Tenant shall keep the Premises, the Building and the Project free from any liens arising out of work performed, materials furnished or obligations incurred by Tenant. Tenant further covenants and agrees that any mechanic’s lien filed against the Premises, the Building or the Project for work claimed to have been done for, or materials claimed to have been furnished to, shall be discharged or bonded by Tenant within fifteen (15) days after the filing thereof, at Tenant’s sole cost and expense.

 

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20.2 Should Tenant fail to discharge or bond against any lien of the nature described in Section 20.1 , Landlord may, at Landlord’s election but following five (5) day’s prior written notice, pay such claim or post a bond or otherwise provide security to eliminate the lien as a claim against title, and Tenant shall immediately reimburse Landlord for the costs thereof as Additional Rent.

20.3 In the event that Tenant leases or finances the acquisition of office equipment, furnishings, laboratory/research equipment, trade fixtures or other personal property utilized by Tenant in the operation of Tenant’s business (collectively, “ Equipment ”), Tenant warrants that any Uniform Commercial Code financing statement executed by Tenant shall, upon its face or by exhibit thereto, indicate that such financing statement is applicable only to Equipment of Tenant located within the Premises. In no event shall the address of the Building be furnished on a financing statement without qualifying language as to applicability of the lien only to Equipment located in an identified suite leased by Tenant. Should any holder of a financing statement authorized by Tenant record or place of record a financing statement that appears to constitute a lien against any interest of Landlord in the real property or against equipment that may be located other than within an identified suite leased by Tenant, Tenant shall, within ten (10) days after filing such financing statement, cause (a) a copy of the lender security agreement or other documents to which the financing statement pertains (subject to confidentiality requirements in such agreement or other documents) to be furnished to Landlord to facilitate Landlord’s ability to demonstrate that the lien of such financing statement is not applicable to Landlord’s interest and (b) Tenant’s lender to amend such financing statement and any other documents of record to clarify that any liens imposed thereby are not applicable to any interest of Landlord in the Premises, the Building or the Project. Notwithstanding anything to the contrary in this Lease, all Tenant’s Personal Property and which may be moved without material damage to the Premises that is situated in or installed by Tenant in the Premises shall at all times remain Tenant’s property and Tenant may remove and replace any Equipment at any time during the Term, provided that Tenant promptly repair any damage caused by the same. In no event shall Landlord have any common law or statutory lien or other security interest in any of Tenant’s Equipment, and Landlord hereby expressly waives and releases any lien or security interest however created or arising.

21. Indemnification and Exculpation .

21.1 Tenant agrees to indemnify, defend and save Landlord harmless from and against any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all reasonable expenses (including, without limitation, reasonable attorneys’ fees, charges and disbursements) incurred in investigating or resisting the same (collectively, “ Claims ”) arising from injury or death to any person or damage to any property occurring within or about the Premises, the Building or the Property arising directly or indirectly out of Tenant’s or Tenant’s employees’, agents’ or guests’ use or occupancy of the Premises or a breach or default by Tenant in the performance of any of its obligations hereunder except to the extent

 

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caused by Landlord’s breach of Lease, willful misconduct or gross negligence. Subject to Section 21.2 , Landlord agrees to indemnify, defend and save Tenant harmless from and against any and all Claims arising from injury or death to any person or damage to any property occurring within or about the Premises, the Building or the Property to the extent that the same arise directly or indirectly out of the breach of Lease, willful misconduct or gross negligence of Landlord or Landlord’s employees, agents or guests, except to the extent caused by Tenant’s breach of Lease, willful misconduct or negligence.

21.2 Notwithstanding any provision of Section 21.1 to the contrary, Landlord shall not be liable to Tenant for, and Tenant assumes all risk of, damage to personal property or scientific research, including, without limitation, loss of records kept by Tenant within the Premises and damage or losses caused by fire, electrical malfunction, gas explosion or water damage of any type (including, without limitation, broken water lines, malfunctioning fire sprinkler systems, roof leaks or stoppages of lines), except to the extent that any such loss is due to Landlord’s gross negligence or willful disregard of written notice by Tenant of need for a repair that Landlord is responsible to make for an unreasonable period of time. Tenant further waives any claim for injury to its business or loss of income relating to any such damage or destruction of personal property as described in this Section 21.2 .

21.3 Landlord shall not be liable for any damages arising from any act, omission or neglect of any other tenant in the Building or the Project, or of any other third party.

21.4 Tenant acknowledges that security devices and services, if any, while intended to deter crime, may not in given instances prevent theft or other criminal acts. Landlord shall not be liable for injuries or losses caused by criminal acts of third parties, and Tenant assumes the risk that any security device or service may malfunction or otherwise be circumvented by a criminal. If Tenant desires protection against such criminal acts, then Tenant shall, at Tenant’s sole cost and expense, obtain appropriate insurance coverage.

21.5 The provisions of this Article 21 shall survive the expiration or earlier termination of this Lease.

21.6 The indemnity from Tenant in this Article 21 is intended to specifically cover actions brought by Tenant’s own employees, with respect to acts or omissions during the term of this Lease. In that regard, with respect to Landlord, Tenant waives any immunity it may have under Washington’s Industrial Insurance Act, RCW Title 51, to the extent necessary to provide Landlord with a full and complete indemnity from claims made by Tenant and its employees, to the extent of their negligence. If losses, liabilities, damages, liens, costs and expenses covered by Tenant’s indemnity are caused by the sole negligence Landlord or by the concurrent negligence of both Landlord and Tenant, or their respective employees, agents, invitees and licensees, then Tenant shall indemnify Landlord only to the extent of Tenant’s own negligence or that of its officers, agents, employees, guests or invitees. LANDLORD AND TENANT ACKNOWLEDGE THAT THE INDEMNIFICATION PROVISIONS OF THIS ARTICLE 21 WERE SPECIFICALLY NEGOTIATED AND AGREED UPON BY THEM.

 

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22. Insurance; Waiver of Subrogation .

22.1 Landlord shall maintain insurance for the Building and the Project, including the Tenant Improvements, in amounts equal to full replacement cost (exclusive of the costs of excavation, foundations and footings, and without reference to depreciation taken by Landlord upon its books or tax returns) or such lesser coverage as Landlord may elect, provided that the deductibles for such insurance coverage shall be commercially reasonable; and provided further that the limits of such coverage shall not be less than ninety percent (90%) of such full replacement cost or the amount of such insurance Landlord’s lender, mortgagee or beneficiary (each, a “ Lender ”), if any, requires Landlord to maintain, providing protection against any peril generally included within Special Form property insurance. Landlord, subject to availability thereof, shall further insure, if Landlord deems it appropriate, coverage against flood, environmental hazard, earthquake, loss or failure of building equipment, rental loss during the period of repairs or rebuilding, workmen’s compensation insurance and fidelity bonds for employees employed to perform services. Notwithstanding the foregoing, Landlord may, but shall not be deemed required to, provide insurance for any improvements installed by Tenant or that are in addition to the Tenant Improvements, without regard to whether or not such are made a part of or are affixed to the Building. Any costs incurred by Landlord pursuant to this Section 22.1 shall constitute a portion of Operating Expenses.

22.2 In addition, Landlord shall carry commercial general liability insurance with a single limit of not less than One Million Dollars ($1,000,000) for death or bodily injury, or property damage with respect to the Project. Any costs incurred by Landlord pursuant to this Section 22.2 shall constitute a portion of Operating Expenses.

22.3 Tenant shall, at its own cost and expense, procure and maintain in effect, beginning on the Term Commencement Date or the date of occupancy, whichever occurs first, and continuing throughout the Term (and occupancy by Tenant, if any, after termination of this Lease) commercial general liability insurance with limits of not less than One Million Dollars ($1,000,000) per occurrence and Two Million Dollars ($2,000,0000) general aggregate for death or bodily injury and property damage with respect to the Premises (including $100,000 fire legal liability (each loss)).

22.4 The liability insurance required to be purchased and maintained by Tenant pursuant to this Lease shall name Landlord, BioMed Realty, L.P., BioMed Realty Trust, Inc., Landlord’s constituent partners and the Building Lenders (if disclosed by Landlord to Tenant in writing) (“ Landlord Parties ”) as additional insureds. All insurance carried by either Landlord or Tenant as required under this Lease shall be with companies having a rating of not less than policyholder rating of A- and financial category rating of at least Class VII in “Best’s Insurance Guide.” Tenant shall obtain for Landlord from the insurance companies or cause the insurance companies to furnish certificates of coverage to Landlord. No such policy shall be cancelable or subject to reduction of coverage or other modification or cancellation except after thirty (30) days’ prior written notice to Landlord from the insurer (except in the event of non-payment of premium, in which case ten (10) days written notice shall be given). All such policies shall be written as primary

 

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policies, not contributing with and not in excess of the coverage that Landlord may carry. Tenant’s policy may be a “blanket policy” that specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall, prior to the expiration of such policies, furnish Landlord with renewals or binders. Tenant agrees that if Tenant does not take out and maintain such insurance, Landlord may (but shall not be required to) procure said insurance on Tenant’s behalf and at its cost to be paid by Tenant as Additional Rent.

22.5 Tenant assumes the risk of damage to any fixtures, goods, inventory, merchandise, equipment and leasehold improvements, and Landlord shall not be liable for injury to Tenant’s business or any loss of income therefrom, relative to such damage, all as more particularly set forth within this Lease. Tenant shall, at Tenant’s sole cost and expense, carry such insurance as Tenant desires for Tenant’s protection with respect to personal property of Tenant or business interruption.

22.6 In each instance where insurance is to name Landlord Parties as additional insureds, Tenant shall, upon Landlord’s written request, also designate and furnish certificates evidencing such Landlord Parties as additional insureds to (a) any Lender of Landlord holding a security interest in the Building or the Project, (b) the landlord under any lease whereunder Landlord is a tenant of the real property upon which the Building is located if the interest of Landlord is or shall become that of a tenant under a ground lease rather than that of a fee owner, and (c) any management company retained by Landlord to manage the Project.

22.7 Landlord and Tenant each hereby waive any and all rights of recovery against the other or against the officers, directors, employees, agents and representatives of the other on account of loss or damage occasioned by such waiving party or its property or the property of others under such waiving party’s control, in each case to the extent that such loss or damage is insured against under any Special Form insurance policy that either Landlord or Tenant may have in force at the time of such loss or damage or are required to carry by this Lease, whichever is greater. Landlord and Tenant, upon obtaining the policies of insurance required or permitted under this Lease, shall give notice to the insurance carrier or carriers that the foregoing mutual waiver of subrogation is contained in this Lease. If the release of either Landlord or Tenant, as set forth in the first sentence of this Section 22.7 , shall contravene Applicable Laws, then the liability of the party in question shall be deemed not released but shall be secondary to the other party’s insurer.

22.8 Landlord may require insurance policy limits required under this Lease to be raised to conform with reasonable requirements of Landlord’s Lender or, following the initial Term, to bring coverage limits to levels then being required of new tenants within the Project.

23. Damage or Destruction .

23.1 In the event of a partial destruction of the Building or the Project by fire or other perils covered by extended coverage insurance not exceeding twenty-five percent (25%) of the full insurable value thereof, and provided that (a) the damage thereto is such that the Building or the Project may be repaired, reconstructed or restored within a period of twelve (12) months from the date of the happening of such casualty and (b) Landlord shall receive insurance proceeds sufficient

 

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to cover the cost of such repairs (except for any deductible amount provided by Landlord’s policy, which deductible amount, if paid by Landlord, shall constitute an Operating Expense), Landlord shall commence and proceed diligently with the work of repair, reconstruction and restoration of the Building or the Project, as applicable, and this Lease shall continue in full force and effect.

23.2 In the event of any damage to or destruction of the Building or the Project other than as described in Section 23.1 , Landlord may elect to repair, reconstruct and restore the Building or the Project, as applicable, in which case this Lease shall continue in full force and effect. If Landlord elects not to repair the Building or the Project, as applicable, then this Lease shall terminate as of the date of such damage or destruction.

23.3 Landlord shall give written notice to Tenant within sixty (60) days following the date of damage or destruction of its election whether to repair, reconstruct or restore the Building or the Project, as applicable, and in such notice, Landlord shall indicate Landlord’s good faith estimate of the time to complete such repairs. If the expected time to complete repairs exceeds twelve (12) months, then Tenant may terminate this Lease upon written notice given to Landlord within thirty (30) days after receipt of Landlord’s notice.

23.4 Upon any termination of this Lease under any of the provisions of this Article 23 , the parties shall be released thereby without further obligation to the other from the date possession of the Premises is surrendered to Landlord, except with regard to (a) items occurring prior to the damage or destruction and (b) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof. All property insurance proceeds (except with respect to Tenant’s personal property and removable equipment that Tenant purchased without any contribution from Landlord) shall be paid to Landlord.

23.5 In the event of repair, reconstruction and restoration as provided in this Article 23 , all Rent to be paid by Tenant under this Lease shall be abated proportionately based on the extent to which Tenant’s use of the Premises is impaired during the period of such repair, reconstruction or restoration, unless Landlord at its sole cost provides Tenant with other space during the period of repair that, in Tenant’s reasonable opinion, is suitable for the temporary conduct of Tenant’s business; provided , however, that the amount of such abatement shall be reduced by the proceeds of business interruption insurance actually received by Tenant with respect to the Premises.

23.6 Notwithstanding anything to the contrary contained in this Article 23 , should Landlord be delayed or prevented from completing the repair, reconstruction or restoration of the damage or destruction to the Premises after the occurrence of such damage or destruction by Force Majeure, then the time for Landlord to commence or complete repairs shall be extended on a day-for-day basis.

23.7 If Landlord is obligated to or elects to repair, reconstruct or restore as herein provided, then Landlord shall be obligated to make such repair, reconstruction or restoration only with regard to those portions of the Premises, the Building or the Property that were originally provided at Landlord’s expense. The repair, reconstruction or restoration of improvements not originally provided by Landlord or at Landlord’s expense shall be the obligation of Tenant. In the

 

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event Tenant has elected to upgrade certain improvements from the Building Standard, Landlord shall, upon the need for replacement due to an insured loss, provide only the Building Standard (except with respect to improvements paid for out of the TI Allowance), unless Tenant again elects to upgrade such improvements and pay any incremental costs related thereto, except to the extent that excess insurance proceeds, if received, are adequate to provide such upgrades, in addition to providing for basic repair, reconstruction and restoration of the Premises, the Building and the Project.

23.8 Notwithstanding anything to the contrary contained in this Article 23 , Landlord shall not have any obligation whatsoever to repair, reconstruct or restore the Premises if the damage resulting from any casualty covered under this Article 23 occurs during the last twelve (12) months of the Term or any extension hereof, or to the extent that insurance proceeds are not available therefor (provided Landlord carried insurance required under this Lease). Furthermore, if the damage resulting from any casualty covered under this Article 23 occurs during the last twelve (12) months of the Term or any extension hereof, Tenant shall be entitled to terminate this Lease upon written notice to Landlord.

23.9 Landlord’s obligation, should it elect or be obligated to repair or rebuild, shall be limited to the Property and the Building; provided that Tenant shall, at its expense, replace or fully repair all of Tenant’s personal property and any Alterations installed by Tenant existing at the time of such damage or destruction. If the Property or the Building is to be repaired in accordance with the foregoing, Landlord shall make available to Tenant any portion of insurance proceeds it receives that are allocable to the Alterations constructed by Tenant pursuant to this Lease, provided Tenant is not then in default beyond applicable notice and cure periods under this Lease.

24. Eminent Domain .

24.1 In the event the whole of the Premises, or such part thereof as shall substantially interfere with Tenant’s use and occupancy thereof, shall be taken for any public or quasi-public purpose by any lawful power or authority by exercise of the right of appropriation, condemnation or eminent domain, or sold to prevent such taking, Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to said authority.

24.2 In the event of a partial taking of the Building or the Project, or of drives, walkways or parking areas serving the Building or the Project for any public or quasi-public purpose by any lawful power or authority by exercise of right of appropriation, condemnation, or eminent domain, or sold to prevent such taking, then, without regard to whether any portion of the Premises occupied by Tenant was so taken, Landlord may elect to terminate this Lease as of such taking if such taking is, in Landlord’s reasonable opinion, of a material nature such as to make it uneconomical to continue use of the unappropriated portion for purposes of renting office or laboratory space.

24.3 Tenant shall be entitled to any award that is specifically awarded as compensation for (a) the taking of Tenant’s personal property that was installed solely at Tenant’s expense and (b) the costs of Tenant moving to a new location. Except as set forth in the previous sentence, any award for such taking shall be the property of Landlord.

 

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24.4 If, upon any taking of the nature described in this Article 24 , this Lease continues in effect, then Landlord shall promptly proceed to restore the Premises, the Building and the Project, as applicable, to substantially their same condition prior to such partial taking to the extent such restoration is feasible, as determined by Landlord in its sole and absolute discretion. The Rent shall be decreased proportionately to reflect the loss of any portion of the Premises no longer available to Tenant.

25. Defaults and Remedies .

25.1 Late payment by Tenant to Landlord of Rent and other sums due shall cause Landlord to incur costs not contemplated by this Lease, the exact amount of which shall be extremely difficult and impracticable to ascertain. Such costs include, but are not limited to, processing and accounting charges and late charges that may be imposed on Landlord by the terms of any mortgage or trust deed covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within three (3) business days after Tenant’s receipt of written notice from Landlord regarding such overdue amount (provided that Tenant shall only be entitled to one (1) such written notice in a consecutive twelve (12) month period), Tenant shall pay to Landlord an additional sum of five percent (5%) of the overdue Rent as a late charge. The parties agree that this late charge represents a fair and reasonable estimate of the costs that Landlord shall incur by reason of late payment by Tenant.

25.2 No payment by Tenant or receipt by Landlord of a lesser amount than the Rent payment herein stipulated shall be deemed to be other than on account of the Rent, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease or in equity or at law. If a dispute shall arise as to any amount or sum of money to be paid by Tenant to Landlord hereunder, Tenant shall have the right to make payment “under protest,” such payment shall not be regarded as a voluntary payment, and there shall survive the right on the part of Tenant to institute suit for recovery of the payment paid under protest.

25.3 If Tenant fails to pay any sum of money required to be paid by it hereunder, or shall fail to perform any other act on its part to be performed hereunder, Landlord may, without waiving or releasing Tenant from any obligations of Tenant, but shall not be obligated to, make such payment or perform such act; provided that such failure by Tenant continues for three (3) days after Landlord delivers notice to Tenant demanding performance by Tenant; or provided that such failure by Tenant unreasonably interfered with the use of the Building by any other tenant or with the efficient operation of the Building, or resulted or could have resulted in a violation of Applicable Laws or the cancellation of an insurance policy maintained by Landlord. Notwithstanding the foregoing, in the event of an emergency, Landlord shall have the right to enter the Premises and act in accordance with its rights as provided elsewhere in this Lease. In addition to the late charge described in Section 25.1 , Tenant shall pay to Landlord as Additional Rent all sums so paid or

 

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incurred by Landlord, together with interest thereon, from the date such sums were paid or incurred, at the annual rate equal to twelve percent (12%) per annum or the highest rate permitted by Applicable Laws, whichever is less.

25.4 The occurrence of any one or more of the following events shall constitute a “ Default ” hereunder by Tenant:

(a) The vacation of the Premises by Tenant without the intention to continue to perform obligations;

(b) The failure by Tenant to make any payment of Rent, as and when due, where such failure shall continue for a period of three (3) business days after Tenant’s receipt of written notice thereof from Landlord;

(c) The failure by Tenant to observe or perform any obligation or covenant contained herein (other than described in Subsection 25.4(a) ) to be performed by Tenant, where such failure shall continue for a period of thirty (30) days after written notice thereof from Landlord to Tenant; provided that, if the nature of Tenant’s default is such that it reasonably requires more than thirty (30) days to cure, Tenant shall not be deemed to be in default if Tenant shall commence such cure within said thirty (30) day period and thereafter diligently prosecute the same to completion;

(d) Tenant makes an assignment for the benefit of creditors;

(e) A receiver, trustee or custodian is appointed to or does take title, possession or control of all or substantially all of Tenant’s assets;

(f) Tenant files a voluntary petition under the United States Bankruptcy Code or any successor statute (the “ Bankruptcy Code ”);

(g) Any involuntary petition if filed against Tenant under any chapter of the Bankruptcy Code and is not dismissed within one hundred twenty (120) days;

(h) The failure by Tenant to deliver an estoppel certificate in accordance with Article 30 where such failure shall continue for a period of three (3) business days after Tenant’s receipt of written notice thereof from Landlord;

(i) The failure by Tenant to subordinate its interest under this Lease in accordance with Section 35.3 hereof where such failure shall continue for a period of three (3) business days after Tenant’s receipt of written notice thereof from Landlord; and

(j) Tenant’s interest in this Lease is attached, executed upon or otherwise judicially seized and such action is not released within one hundred twenty (120) days of the action.

 

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Notices given under this Section 25.4 shall specify the alleged default and shall demand that Tenant perform the provisions of this Lease or pay the Rent that is in arrears, as the case may be, within the applicable period of time, or quit the Premises. No such notice shall be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise in such notice. The foregoing notice and cure provisions shall be inclusive of and not in addition to the notices and cure periods provided for in RCW 59.12, as now or hereafter amended, or any legislation in lieu or substitution thereof.

25.5 In the event of a Default by Tenant, and at any time thereafter, with or without notice or demand and without limiting Landlord in the exercise of any right or remedy that Landlord may have, Landlord shall be entitled to terminate Tenant’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. In such event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such property may be removed and stored in a public warehouse or elsewhere at the cost and for the account of Tenant, all without service of notice or resort to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage that may be occasioned thereby, except to the extent of Landlord’s gross negligence or intentional misconduct. In the event that Landlord shall elect to so terminate this Lease, then Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including, without limitation:

(a) The worth at the time of award of any unpaid Rent that had accrued at the time of such termination; plus

(b) The worth at the time of award of the amount by which the unpaid Rent that would have accrued during the period commencing with termination of the Lease and ending at the time of award exceeds that portion of the loss of Landlord’s rental income from the Premises that Tenant proves to Landlord’s reasonable satisfaction could have been reasonably avoided; plus

(c) The worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds that portion of the loss of Landlord’s rental income from the Premises that Tenant proves to Landlord’s reasonable satisfaction could have been reasonably avoided; plus

(d) Any other amount necessary to compensate Landlord for all the detriment caused by Tenant’s failure to perform its obligations under this Lease or that in the ordinary course of things would be likely to result therefrom, including, without limitation, the cost of restoring the Premises to the condition required under the terms of this Lease; plus

(e) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by Applicable Laws.

As used in Subsections 25.5(a) and 25.5(b) , “worth at the time of award” shall be computed by allowing interest at the rate specified in Section 25.1 . As used in Subsection 25.5(c) above, the

 

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“worth at the time of the award” shall be computed by taking the present value of such amount, using the discount rate of the Federal Reserve Bank of San Francisco at the time of the award plus one (1) percentage point.

25.6 In addition to any other remedies available to Landlord at law or in equity and under this Lease, Landlord may continue this Lease in effect after Tenant’s Default and abandonment and recover Rent as it becomes due, provided Tenant has the right to sublet or assign, subject only to reasonable limitations). In addition, Landlord shall not be liable in any way whatsoever for its failure or refusal to relet the Premises. For purposes of this Section 25.6 , the following acts by Landlord will not constitute the termination of Tenant’s right to possession of the Premises:

(a) Acts of maintenance or preservation or efforts to relet the Premises, including, but not limited to, alterations, remodeling, redecorating, repairs, replacements or painting as Landlord shall consider advisable for the purpose of reletting the Premises or any part thereof; or

(b) The appointment of a receiver upon the initiative of Landlord to protect Landlord’s interest under this Lease or in the Premises.

Notwithstanding the foregoing, in the event of a Default by Tenant, Landlord may elect at any time to terminate this Lease and to recover damages to which Landlord is entitled. If Landlord does not elect to terminate this Lease as provided in Section 25.5 , then Landlord may, from time to time, recover all Rent as it becomes due under this Lease.

25.7 In the event Landlord elects to terminate this Lease and relet the Premises, Landlord may execute any new lease in its own name. Tenant hereunder shall have no right or authority whatsoever to collect any Rent from such tenant. The proceeds of any such reletting shall be applied as follows:

(a) First, to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord, including, without limitation, storage charges or brokerage commissions owing from Tenant to Landlord as the result of such reletting;

(b) Second, to the payment of the costs and expenses of reletting the Premises, including (i) alterations and repairs that Landlord deems reasonably necessary and advisable and (ii) reasonable attorneys’ fees, charges and disbursements incurred by Landlord in connection with the retaking of the Premises and such reletting;

(c) Third, to the payment of Rent and other charges due and unpaid hereunder; and

(d) Fourth, to the payment of future Rent and other damages payable by Tenant under this Lease.

 

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25.8 All of Landlord’s rights, options and remedies hereunder shall be construed and held to be nonexclusive and cumulative. Landlord shall have the right to pursue any one or all of such remedies, or any other remedy or relief that may be provided by Applicable Laws, whether or not stated in this Lease. No waiver of any default of Tenant hereunder shall be implied from any acceptance by Landlord of any Rent or other payments due hereunder or any omission by Landlord to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other than as specified in said waiver.

25.9 Landlord’s termination of (a) this Lease or (b) Tenant’s right to possession of the Premises shall not relieve Tenant of any liability to Landlord that has previously accrued or that shall arise based upon events that occurred prior to the later to occur of (i) the date of Lease termination or (ii) the date Tenant surrenders possession of the Premises.

25.10 To the extent permitted by Applicable Laws, Tenant waives any and all rights of redemption granted by or under any present or future Applicable Laws if Tenant is evicted or dispossessed for any cause, or if Landlord obtains possession of the Premises due to Tenant’s default hereunder or otherwise.

25.11 Landlord shall not be in default under this Lease unless Landlord fails to perform obligations required of Landlord within a reasonable time, but in no event shall such failure continue for more than thirty (30) days after written notice from Tenant specifying the nature of Landlord’s failure; provided , however , that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be in default if Landlord commences performance within such thirty (30) day period and thereafter diligently prosecutes the same to completion.

25.12 In the event of any default by Landlord, Tenant shall give notice by registered or certified mail to any (a) beneficiary of a deed of trust or (b) mortgagee under a mortgage covering the Premises, the Building or the Project and to any landlord of any lease of land upon or within which the Premises, the Building or the Project is located, and shall offer such beneficiary, mortgagee or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Building by power of sale or a judicial action if such should prove necessary to effect a cure; provided that Landlord shall furnish to Tenant in writing the names and addresses of all such persons who are to receive such notices.

26. Assignment or Subletting .

26.1 Except as hereinafter expressly permitted, Tenant shall not, either voluntarily or by operation of Applicable Laws, directly or indirectly sell, hypothecate, assign, pledge, encumber or otherwise transfer this Lease, or sublet the Premises (each, a “ Transfer ”), without Landlord’s prior written consent, which consent Landlord may not unreasonably withhold, condition or delay. Tenant shall have the right to Transfer without Landlord’s prior written consent the Lease or any portion thereof or the Premises or any part thereof to any person or entity that as of the date of determination and at all times thereafter directly, or indirectly through one or more intermediaries, controls, is controlled by, or is under common control with Tenant, to any entity resulting from the

 

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merger, consolidation, acquisition or restructuring of Tenant, or to the purchaser in connection with the sale of substantially all of the assets used in connection with the business operated by Tenant at the Building (“ Tenant’s Affiliate ”), provided Tenant shall notify Landlord in writing at least thirty (30) days prior to the effectiveness of such Transfer to Tenant’s Affiliate (an “ Exempt Transfer ”) and otherwise comply with the requirements of this Lease regarding such Transfer. For purposes of Exempt Transfers, “control” requires both (a) owning (directly or indirectly) more than fifty percent (50%) of the stock or other equity interests of another person and (b) possessing, directly or indirectly, the power to direct or cause the direction of the management and policies of such person. Notwithstanding anything to the contrary, the following Sections 26.2 , 26.3 and 26.9 of the Lease shall not be applicable to any Exempt Transfer.

26.2 In the event Tenant desires to effect a Transfer, then, at least forty-five (45) but not more than ninety (90) days prior to the date when Tenant desires the assignment or sublease to be effective (the “ Transfer Date ”), Tenant shall provide written notice to Landlord (the “ Transfer Notice ”) containing information (including references) concerning the character of the proposed transferee, assignee or sublessee; the Transfer Date; any ownership or commercial relationship between Tenant and the proposed transferee, assignee or sublessee; and the consideration and all other material terms and conditions of the proposed Transfer, all in such detail as Landlord shall reasonably require. Tenant shall also tender to Landlord reasonable attorney’s fees and other costs or overhead expenses incurred by Landlord in reviewing Tenant’s request for such Transfer (not to exceed $3,000).

26.3 Landlord, in determining whether consent should be given to a proposed Transfer, may give consideration to (a) the financial strength of such transferee, assignee or sublessee (notwithstanding Tenant remaining liable for Tenant’s performance), (b) any change in use that such transferee, assignee or sublessee proposes to make in the use of the Premises and (c) Landlord’s desire to exercise its rights under Section 26.9 to cancel this Lease.

26.4 In no event shall Landlord be deemed to be unreasonable for declining to consent to a Transfer to a transferee, assignee or sublessee of poor reputation, lacking financial qualifications or seeking a change in the Permitted Use, or jeopardizing directly or indirectly the status of Landlord or any of Landlord’s affiliates as a Real Estate Investment Trust under the Internal Revenue Code of 1986. Notwithstanding anything contained in this Lease to the contrary, (w) no Transfer shall be consummated on any basis such that the rental or other amounts to be paid by the occupant, assignee, manager or other transferee thereunder would be based, in whole or in part, on the income or profits derived by the business activities of such occupant, assignee, manager or other transferee; (x) Tenant shall not furnish or render any services to an occupant, assignee, manager or other transferee with respect to whom transfer consideration is required to be paid, or manage or operate the Premises or any capital additions so transferred, with respect to which transfer consideration is being paid; (y) Tenant shall not consummate a Transfer with any person in which Landlord owns an interest, directly or indirectly (by applying constructive ownership rules set forth in Section 856(d)(5) of the Internal Revenue Code (“ Revenue Code ”); and (z) Tenant shall not consummate a Transfer with any person or in any manner that could cause any portion of the amounts received by Landlord pursuant to this Lease or any sublease, license or other arrangement

 

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for the right to use, occupy or possess any portion of the Premises to fail to qualify as “rents from real property” within the meaning of Section 856(d) of the Revenue Code, or any similar or successor provision thereto or which could cause any other income of Landlord to fail to qualify as income described in Section 856(c)(2) of the Revenue Code.

26.5 As conditions precedent to Tenant subleasing the Premises or to Landlord considering a request by Tenant to Tenant’s transfer of rights or sharing of the Premises, Landlord may require any or all of the following:

(a) Tenant shall remain fully liable under this Lease during the unexpired Term;

(b) Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord that the value of Landlord’s interest under this Lease shall not be diminished or reduced by the proposed Transfer. Such evidence shall include, without limitation, evidence respecting the relevant business experience and financial responsibility and status of the proposed transferee, assignee or sublessee;

(c) If Tenant’s transfer of rights or sharing of the Premises provides for the receipt by, on behalf of or on account of Tenant of any consideration of any kind whatsoever (including, without limitation, a premium rental for a sublease or lump sum payment for an assignment, but excluding Tenant’s reasonable costs in marketing and subleasing the Premises) in excess of the rental and other charges due to Landlord under this Lease, Tenant shall pay fifty percent (50%) of all of such excess to Landlord, provided that Tenant may first recover transaction costs incurred by Tenant, including marketing expenses, tenant improvement allowances actually provided by Tenant, construction costs, alterations, cash concessions, brokerage commissions, attorneys’ fees and free rent. If said consideration consists of cash paid to Tenant, payment to Landlord shall be made upon receipt by Tenant of such cash payment;

(d) The proposed transferee, assignee or sublessee shall agree that, in the event Landlord gives such proposed transferee, assignee or sublessee notice that Tenant is in default under this Lease, such proposed transferee, assignee or sublessee shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments shall be received by Landlord without any liability being incurred by Landlord, except to credit such payment against those due by Tenant under this Lease, and any such proposed transferee, assignee or sublessee shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided , however , that in no event shall Landlord or its Lenders, successors or assigns be obligated to accept such attornment;

(e) Landlord’s consent to any such Transfer shall be effected on Landlord’s forms;

(f) Tenant shall not then be in default beyond applicable notice and cure periods hereunder in any respect;

 

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(g) Such proposed transferee, assignee or sublessee’s use of the Premises shall be the same as the Permitted Use;

(h) Landlord shall not be bound by any provision of any agreement pertaining to the Transfer, except for Landlord’s written consent to the same;

(i) Tenant shall pay all transfer and other taxes (including interest and penalties) assessed or payable for any Transfer;

(j) Landlord’s consent (or waiver of its rights) for any Transfer shall not waive Landlord’s right to consent to any later Transfer;

(k) Tenant shall deliver to Landlord one executed copy of any and all written instruments evidencing or relating to the Transfer; and

(l) A list of Hazardous Materials (as defined in Section 40.8 below), certified by the proposed transferee, assignee or sublessee to be true and correct, that the proposed transferee, assignee or sublessee intends to use or store in the Premises. Additionally, Tenant shall deliver to Landlord, on or before the date any proposed transferee, assignee or sublessee takes occupancy of the Premises, all of the items relating to Hazardous Materials of such proposed transferee, assignee or sublessee as described in Section 40.2 .

26.6 Any Transfer that is not in compliance with the provisions of this Article 26 shall be void and shall, at the option of Landlord, terminate this Lease.

26.7 The consent by Landlord to a Transfer shall not relieve Tenant or proposed transferee, assignee or sublessee from obtaining Landlord’s consent to any further Transfer, nor shall it release Tenant or any proposed transferee, assignee or sublessee of Tenant from full and primary liability under this Lease.

26.8 Notwithstanding any Transfer, Tenant shall remain fully and primarily liable for the payment of all Rent and other sums due or to become due hereunder, and for the full performance of all other terms, conditions and covenants to be kept and performed by Tenant. The acceptance of Rent or any other sum due hereunder, or the acceptance of performance of any other term, covenant or condition thereof, from any person or entity other than Tenant shall not be deemed a waiver of any of the provisions of this Lease or a consent to any Transfer.

26.9 If Tenant delivers to Landlord a Transfer Notice indicating a desire to assign the Lease or otherwise Transfer this Lease or all or substantially all of the Premises to a proposed transferee, assignee or sublessee for all or substantially all of the Term (other than an Exempt Transfer), then Landlord shall have the option, exercisable by giving notice to Tenant at any time within ten (10) days after Landlord’s receipt of such Transfer Notice, to terminate this Lease as of the date specified in the Transfer Notice as the Transfer Date, except for those provisions that, by their express terms, survive the expiration or earlier termination hereof. For purposes of the preceding sentence, “substantially all of the Term” shall mean that the proposed transfer would

 

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expire during the last one (1) year of the Term. If Landlord exercises such option, then Tenant shall have the right to withdraw such Transfer Notice by delivering to Landlord written notice of such election within five (5) days after Landlord’s delivery of notice electing to exercise Landlord’s option to terminate this Lease. In the event Tenant withdraws the Transfer Notice as provided in this Section 26.8 , this Lease shall continue in full force and effect. No failure of Landlord to exercise its option to terminate this Lease shall be deemed to be Landlord’s consent to a proposed Transfer.

26.10 If Tenant sublets the Premises or any portion thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and appoints Landlord as assignee for Tenant, and Landlord (or a receiver for Tenant appointed on Landlord’s application) may collect such rent and apply it toward Tenant’s obligations under this Lease; provided that, until the occurrence of a Default by Tenant, Tenant shall have the right to collect such rent.

27. Attorneys’ Fees . If either party commences an action against the other party arising out of or in connection with this Lease, then the substantially prevailing party shall be entitled to have and recover from the other party reasonable attorneys’ fees, charges and disbursements and costs of suit.

28. Bankruptcy . In the event a debtor, trustee or debtor in possession under the Bankruptcy Code, or another person with similar rights, duties and powers under any other Applicable Laws, proposes to cure any default under this Lease or to assume or assign this Lease and is obliged to provide adequate assurance to Landlord that (a) a default shall be cured, (b) Landlord shall be compensated for its damages arising from any breach of this Lease and (c) future performance of Tenant’s obligations under this Lease shall occur, then such adequate assurances shall include any or all of the following, as designated by Landlord in its sole and absolute discretion:

28.1 Those acts specified in the Bankruptcy Code or other Applicable Laws as included within the meaning of “adequate assurance,” even if this Lease does not concern a shopping center or other facility described in such Applicable Laws;

28.2 A prompt cash payment to compensate Landlord for any monetary defaults or actual damages arising directly from a breach of this Lease;

28.3 A cash deposit in an amount at least equal to the then-current amount of the Security Deposit; or

28.4 The assumption or assignment of all of Tenant’s interest and obligations under this Lease.

29. Definition of Landlord . With regard to obligations imposed upon Landlord pursuant to this Lease, the term “ Landlord ,” as used in this Lease, shall refer only to Landlord or Landlord’s then-current successor-in-interest. In the event of any transfer, assignment or conveyance of Landlord’s interest in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as

 

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applicable, Landlord herein named (and in case of any subsequent transfers or conveyances, the subsequent Landlord) shall be automatically freed and relieved, from and after the date of such transfer, assignment or conveyance, from all liability for the performance of any covenants or obligations contained in this Lease thereafter to be performed by Landlord (except for return of the Security if Landlord’s assignee does not assume the obligation to repay the Security Deposit to Landlord) and, without further agreement, the transferee, assignee or conveyee of Landlord’s in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, shall be deemed to have assumed and agreed to observe and perform any and all covenants and obligations of Landlord hereunder during the tenure of its interest in the Lease or the Property. Landlord or any subsequent Landlord may transfer its interest in the Premises or this Lease without Tenant’s consent.

30. Estoppel Certificate . Tenant shall, within ten (10) days of receipt of written notice from Landlord, execute, acknowledge and deliver a statement in writing substantially in the form attached to this Lease as Exhibit E , or on any other form reasonably requested by a proposed Lender or purchaser, (a) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect) and the dates to which rental and other charges are paid in advance, if any, (b) acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (c) setting forth such further reasonable information with respect to this Lease or the Premises as may be requested thereon. Any such statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the real property of which the Premises are a part such that Tenant shall be stopped from arguing facts contrary to the express assertions of the estoppel. If Tenant fails to deliver such statement within such prescribed time, then such estoppel shall be binding upon Tenant that the Lease is in full force and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution.

31. Joint and Several Obligations . If more than one person or entity executes this Lease as Tenant, then:

31.1 Each of them is jointly and severally liable for the keeping, observing and performing of all of the terms, covenants, conditions, provisions and agreements of this Lease to be kept, observed or performed by Tenant; and

31.2 The term “ Tenant ” as used in this Lease shall mean and include each of them, jointly and severally. The act of, notice from, notice to, refund to, or signature of any one or more of them with respect to the tenancy under this Lease, including, without limitation, any renewal, extension, expiration, termination or modification of this Lease, shall be binding upon each and all of the persons executing this Lease as Tenant with the same force and effect as if each and all of them had so acted, so given or received such notice or refund, or so signed.

32. Limitation of Landlord’s Liability .

32.1 If Landlord is in default under this Lease and, as a consequence, Tenant recovers a monetary judgment against Landlord, the judgment shall be satisfied only out of (a) the

 

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proceeds of sale received on execution of the judgment and levy against the right, title and interest of Landlord in the Building and the Project of which the Premises are a part, (b) rent, insurance proceeds or other income from such real property receivable by Landlord or (c) the consideration received by Landlord from the sale, financing, refinancing or other disposition of all or any part of Landlord’s right, title or interest in the Building or the Project of which the Premises are a part.

32.2 Landlord shall not be personally liable for any deficiency under this Lease. If Landlord is a partnership or joint venture, then the partners of such partnership shall not be personally liable for Landlord’s obligations under this Lease, and no partner of Landlord shall be sued or named as a party in any suit or action, and service of process shall not be made against any partner of Landlord except as may be necessary to secure jurisdiction of the partnership or joint venture. If Landlord is a corporation, then the shareholders, directors, officers, employees and agents of such corporation shall not be personally liable for Landlord’s obligations under this Lease, and no shareholder, director, officer, employee or agent of Landlord shall be sued or named as a party in any suit or action, and service of process shall not be made against any shareholder, director, officer, employee or agent of Landlord. If Landlord is a limited liability company, then the members of such limited liability company shall not be personally liable for Landlord’s obligations under this Lease, and no member of Landlord shall be sued or named as a party in any suit or action, and service of process shall not be made against any member of Landlord except as may be necessary to secure jurisdiction of the limited liability company. No partner, shareholder, director, employee, member or agent of Landlord shall be required to answer or otherwise plead to any service of process, and no judgment shall be taken or writ of execution levied against any partner, shareholder, director, employee or agent of Landlord.

32.3 Each of the covenants and agreements of this Article 32 shall be applicable to any covenant or agreement either expressly contained in this Lease or imposed by Applicable Laws and shall survive the expiration or earlier termination of this Lease.

33. Project Control by Landlord .

33.1 Landlord reserves full control over the Building and the Project to the extent not inconsistent with Tenant’s enjoyment of the Premises as provided by this Lease. This reservation includes, without limitation, Landlord’s right to subdivide the Project, convert the Building to condominium units, grant easements and licenses to third parties, and maintain or establish ownership of the Building separate from fee title to the Property.

33.2 Tenant shall, at Landlord’s request, promptly execute such further reasonable documents as may be reasonably appropriate to assist Landlord in the performance of its obligations hereunder; provided that Tenant need not execute any document that creates additional liability for Tenant, that materially adversely affects Tenant or that deprives Tenant of the quiet enjoyment and use of the Premises as provided by this Lease.

33.3 Landlord may, at any and all reasonable times during non-business hours (or during business hours if Tenant so requests), and upon one (1) business day prior written or facsimile notice ( provided that no time restrictions shall apply or advance notice be required if an

 

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emergency necessitates immediate entry), enter the Premises to (a) inspect the same and to determine whether Tenant is in compliance with its obligations hereunder, (b) supply any service Landlord is required to provide hereunder, (c) show the Premises to prospective purchasers or tenants during the final year of the Term, (d) post notices of nonresponsibility, (e) access the telephone equipment, electrical substation and fire risers and (f) alter, improve or repair any portion of the Building other than the Premises for which access to the Premises is reasonably necessary. For any such access to the Premises, Landlord shall, except in an emergency, permit a representative of Tenant to accompany Landlord, and at all times agrees to comply with Tenant’s reasonable security and safety rules that are orally communicated to Landlord’s representative accessing the Premises at the time or access and/or provided to Landlord in writing. In connection with any such alteration, improvement or repair as described in Subsection 33.3(f) above, Landlord may erect in the Premises or elsewhere in the Project scaffolding and other structures reasonably required for the alteration, improvement or repair work to be performed. In no event shall Tenant’s Rent abate as a result of Landlord’s activities pursuant to this Section 33.3 ; provided , however , that all such activities shall be conducted in such a manner so as to cause as little interference to Tenant as is reasonably possible. Landlord shall at all times retain a key with which to unlock all of the doors in the Premises. If an emergency necessitates immediate access to the Premises, Landlord may use whatever force is necessary to enter the Premises, and any such entry to the Premises shall not constitute a forcible or unlawful entry to the Premises, a detainer of the Premises, or an eviction of Tenant from the Premises or any portion thereof.

34. Quiet Enjoyment . So long as Tenant is not in default beyond applicable notice and cure periods under this Lease, Landlord or anyone acting through or under Landlord shall not disturb Tenant’s occupancy of the Premises, except as permitted by this Lease.

35. Subordination and Attornment .

35.1 This Lease shall be subject and subordinate to the lien of any mortgage, deed of trust, or lease in which Landlord is tenant now or hereafter in force against the Building or the Project (each an “Encumbrance”) and to all advances made or hereafter to be made upon the security thereof without the necessity of the execution and delivery of any further instruments on the part of Tenant to effectuate such subordination, according to the following terms and conditions.

35.2 Landlord shall endeavor, no later than twenty (20) days after the date of full execution of this Lease, to provide Tenant, without cost or charge, with commercially reasonable subordination, non-disturbance and attornment agreements (“ SNDA ”) in favor of Tenant from any ground lessors, mortgage holders or lien holders (each, a “ Superior Mortgagee ”) then in existence. Without limitation, the SNDA shall provide that the Superior Mortgagee shall recognize this Lease, and in the event of any default under such Encumbrance or any foreclosure action, forced sale, or other proceeding in connection therewith, the rights of Tenant under this Lease, and Tenant’s possession of the Premises shall not be disturbed, Tenant shall not be named as defendant in any such proceedings, and that in the event such Superior Mortgagee becomes owner of the Premises, Building, Project or any part thereof, such holder shall accept Tenant as Tenant under this Lease, and, notwithstanding the foregoing, any such SNDA shall include customary limitations on such

 

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holder’s obligations to Tenant. Said SNDA shall be in recordable form and may be recorded at Tenant’s election and expense. In the event Landlord fails to provide such commercially reasonable SNDA within the time frame set forth in this Section, Tenant shall have the right, as its sole and exclusive remedy, exercisable no later than thirty (30) days after the date of full execution of this Lease, to terminate this Lease upon ten (10) business days written notice to Landlord. In the event Tenant elects to terminate this Lease and Landlord does not provide Tenant with the applicable SNDA within such ten (10) day period, this Lease shall terminate and Landlord shall reimburse Tenant all of Tenant’s pre-paid rent. This provision shall survive the termination of this Lease.

35.3 Notwithstanding the foregoing, Tenant’s subordination as provided above with respect to any Encumbrances arising after the date of this Lease shall be conditioned upon Landlord providing Tenant with a commercially reasonable SNDA that without limitation complies with the preceding paragraph. Said SNDA shall be in recordable form and may be recorded at Tenant’s expense.

35.4 Notwithstanding the foregoing, Tenant shall execute and deliver upon demand such further reasonable instrument or instruments evidencing such subordination of this Lease to the lien of any such mortgage or mortgages or deeds of trust or lease in which Landlord is tenant as may be required by Landlord so long as the same are consistent with this Article 35 . However, if any such mortgagee, beneficiary or Landlord under lease wherein Landlord is tenant so elects, this Lease shall be deemed prior in lien to any such lease, mortgage, or deed of trust upon or including the Premises regardless of date and Tenant shall execute a statement in writing to such effect at Landlord’s request.

35.5 Upon written request of Landlord and opportunity for Tenant to review, Tenant agrees to execute any Lease amendments not materially altering the terms of this Lease, if required by a mortgagee or beneficiary of a deed of trust encumbering real property of which the Premises constitute a part incident to the financing of the real property of which the Premises constitute a part. Any change materially affecting or changing Tenant’s use of the Premises, materially increasing Tenant’s costs or liabilities, affecting the amount or timing of the consideration to be paid by Tenant or modifying the Term of this Lease shall be deemed as materially altering the terms hereof.

35.6 In the event any proceedings are brought for foreclosure, or in the event of the exercise of the power of sale under any mortgage or deed of trust made by Landlord covering the Premises, Tenant’s use and enjoyment of the Premises shall not be disturbed and Tenant shall attorn to the purchaser upon any such foreclosure or sale and recognize such purchaser as Landlord under this Lease.

36. Surrender .

36.1 At lease ten (10) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall provide Landlord with (a) a facility decommissioning and Hazardous Materials closure plan for the Premises (“ Exit Survey ”), and (b) written evidence of all appropriate governmental releases obtained by Tenant in accordance with Applicable Laws, including, without

 

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limitation, laws pertaining to the surrender of the Premises. In addition, Tenant agrees to remain responsible after the surrender of the Premises for the remediation of any recognized environmental conditions set forth in the Exit Survey and compliance with any recommendations set forth in the Exit Survey. Tenant’s obligations under this Section 36.1 shall survive the expiration or earlier termination of the Lease.

36.2 No surrender of possession of any part of the Premises shall release Tenant from any of its obligations hereunder, unless such surrender is accepted in writing by Landlord.

36.3 The voluntary or other surrender of this Lease by Tenant shall not effect a merger with Landlord’s fee title or leasehold interest in the Premises, the Building or the Property, unless Landlord consents in writing, and shall, at Landlord’s option, operate as an assignment to Landlord of any or all subleases.

36.4 The voluntary or other surrender of any ground or other underlying lease that now exists or may hereafter be executed affecting the Building or the Project, or a mutual cancellation thereof or of Landlord’s interest therein by Landlord and its lessor shall not effect a merger with Landlord’s fee title or leasehold interest in the Premises, the Building or the Property and shall, at the option of the successor to Landlord’s interest in the Building or the Project, as applicable, operate as an assignment of this Lease.

37. Waiver and Modification . No provision of this Lease may be modified, amended or supplemented except by an agreement in writing signed by Landlord and Tenant. The waiver by Landlord or Tenant of any breach by the other of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach of the same or any other term, covenant or condition herein contained.

38. Waiver of Jury Trial and Counterclaims . The parties waive trial by jury in any action, proceeding or counterclaim brought by the other party hereto related to matters arising out of or in any way connected with this Lease; the relationship between Landlord and Tenant; Tenant’s use or occupancy of the Premises, the Building or the Project; or any claim of injury or damage related to this Lease or the Premises, the Building or the Project.

39. Intentionally deleted.

40. Hazardous Materials .

40.1 Tenant shall not cause or permit any Hazardous Materials (as hereinafter defined) to be brought upon, kept or used in or about the Premises, the Building or the Project in violation of Applicable Laws by Tenant, its agents, employees, contractors or invitees. If Tenant breaches such obligation, or if the presence of Hazardous Materials as a result of such a breach results in contamination of the Premises, the Building, the Project or any adjacent property, or if contamination of the Premises by Hazardous Materials otherwise occurs during the Term of this Lease or any extension or renewal hereof or holding over hereunder, then Tenant shall indemnify, save, defend and hold Landlord, its agents and contractors harmless from and against any and all

 

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claims, judgments, damages, penalties, fines, costs, liabilities and losses (including, without limitation, diminution in value of the Premises, the Building, the Project or any portion thereof; damages for the loss or restriction on use of rentable or usable space or of any amenity of the Premises or Project; damages arising from any adverse impact on marketing of space in the Premises, the Building or the Project; and sums paid in settlement of claims, attorneys’ fees, consultants’ fees and experts’ fees) that arise during or after the Term as a result of such breach or contamination. This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, remedial, removal or restoration work required by any Governmental Authority because of Hazardous Materials present in the air, soil or groundwater above, on or under the Premises. Without limiting the foregoing, if the presence of any Hazardous Materials in, on, under or about the Premises, the Building, the Project or any adjacent property caused or permitted by Tenant results in any contamination of the Premises, the Building, the Project or any adjacent property, then Tenant shall promptly take all actions at its sole cost and expense as are necessary to return the Premises, the Building, the Project and any adjacent property to their respective condition existing prior to the time of such contamination; provided that Landlord’s written approval of such action shall first be obtained, which approval Landlord shall not unreasonably withhold; and provided , further , that it shall be reasonable for Landlord to withhold its consent if such actions could have a material adverse long-term or short-term effect on the Premises, the Building or the Project.

40.2 Landlord acknowledges that it is not the intent of this Article 40 to prohibit Tenant from operating its business as described in Section 2.9 above. Tenant may operate its business according to the custom of Tenant’s industry so long as the use or presence of Hazardous Materials is strictly and properly monitored according to Applicable Laws. As a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the Term Commencement Date a list identifying each type of Hazardous Material to be present on the Premises and setting forth any and all governmental approvals or permits required in connection with the presence of such Hazardous Material on the Premises (the “ Hazardous Materials List ”). Tenant shall deliver to Landlord an updated Hazardous Materials List promptly after any material changes to the types or amounts of Hazardous Materials used by Tenant in the Premises. Tenant shall deliver to Landlord true and correct copies of the following documents (hereinafter referred to as the “ Documents ”) relating to the handling, storage, disposal and emission of Hazardous Materials prior to the Term Commencement Date or, if unavailable at that time, concurrent with the receipt from or submission to any Governmental Authority: permits; approvals; reports and correspondence; storage and management plans; notices of violations of Applicable Laws; plans relating to the installation of any storage tanks to be installed in or under the Premises, the Building or the Project ( provided that installation of storage tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent Landlord may withhold in its sole and absolute discretion); and all closure plans or any other documents required by any and all Governmental Authorities for any storage tanks installed in, on or under the Premises, the Building or the Project for the closure of any such storage tanks. Tenant shall not be required, however, to provide Landlord with any portion of the Documents containing information of a proprietary nature that, in and of themselves, do not contain a reference to any Hazardous Materials or activities related to Hazardous Materials. Upon Landlord’s written request,

 

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Tenant agrees that it shall enter into a reasonable written agreement with other tenants of the Building and the Project concerning the equitable allocation of fire control areas (as defined in the Uniform Building Code as adopted by the city or municipality(ies) in which the Project is located (the “ UBC ”)) within the Building and the Project for the storage of Hazardous Materials. In the event that Tenant’s use of Hazardous Materials is such that it utilizes fire control areas in the Building or the Project in excess of Tenant’s Pro Rata Share of the Building or the Project, as applicable, as set forth in Section 2.2 , Tenant agrees that it shall, at its sole cost and expense and upon Landlord’s written request, establish and maintain a separate area of the Premises classified by the UBC as an “H” occupancy area for the use and storage of Hazardous Materials or take such other action as is necessary to ensure that its share of the fire control areas of the Building and the Project is not greater than Tenant’s Pro Rata Share of the Building or the Project, as applicable.

40.3 Notwithstanding the provisions of Section 40.1 above, if Tenant (a) has been required by any prior landlord, Lender or Governmental Authority to take remedial action in connection with Hazardous Materials contaminating a property if the contamination resulted from such party’s action or omission or use of the property in question, or (b) is subject to an enforcement order issued by any Governmental Authority in connection with the use, disposal or storage of Hazardous Materials, then Landlord shall have the right to terminate this Lease in Landlord’s sole and absolute discretion (with respect to any such matter involving Tenant) at any time within one hundred eighty (180) days after the date Landlord actually becomes aware of such requirement or order, as applicable; provided , however , that unless such property is the Property, this Section 40.3 shall not apply to any assignee of Tenant that (x) purchases all or substantially all of the assets of Tenant, and (y) has a net worth of at least $100,000,000.

40.4 Notwithstanding the provisions of Section 40.1 above, if any proposed transferee, assignee or sublessee of Tenant (a) has been required by any prior landlord, Lender or Governmental Authority to take remedial action in connection with Hazardous Materials contaminating a property if the contamination resulted from such party’s action or omission or use of the property in question, or (b) is subject to an enforcement order issued by any Governmental Authority in connection with the use, disposal or storage of Hazardous Materials, then it shall not be unreasonable for Landlord to withhold its consent to any proposed transfer, assignment or subletting (with respect to any such matter involving such proposed transferee, assignee or sublessee); provided , however , that this Section 40.4 shall not apply in the case of any assignment of this Lease by Tenant to any assignee that (x) purchases all or substantially all of the assets of Tenant, and (y) has a net worth of at least $100,000,000.

40.5 At any time, and from time to time, prior to the expiration of the Term, if Landlord has a reasonable basis to believe that Tenant has violated this Article 40 , Landlord shall have the right to conduct appropriate tests of the Premises, the Building and the Project to demonstrate that Hazardous Materials are present or that contamination has occurred due to Tenant or Tenant’s agents, employees or invitees. Tenant shall pay all reasonable costs of such tests of the Premises if a violation by Tenant is found to have occurred.

 

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40.6 If underground or other storage tanks storing Hazardous Materials are located on the Premises or are hereafter placed on the Premises by any party, Tenant shall monitor the storage tanks, maintain appropriate records, implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other steps necessary or required under the Applicable Laws.

40.7 Tenant’s obligations under this Article 40 shall survive the expiration or earlier termination of the Lease. During any period of time needed by Tenant or Landlord after the termination of this Lease to complete the removal from the Premises of any such Hazardous Materials, Tenant shall continue to pay Rent in accordance with this Lease, which Rent shall be prorated daily.

40.8 As used herein, the term “ Hazardous Material ” means any hazardous or toxic substance, material or waste that is or becomes regulated by any Governmental Authority.

41. Miscellaneous .

41.1 Where applicable in this Lease, the singular includes the plural and the masculine or neuter includes the masculine, feminine and neuter. The section headings of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part hereof.

41.2 Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for a lease, and shall not be effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant.

41.3 Time is of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor.

41.4 Each provision of this Lease performable by Tenant or Landlord shall be deemed both a covenant and a condition.

41.5 Whenever consent or approval of either party is required, that party shall not unreasonably withhold, condition or delay such consent or approval, except as may be expressly set forth to the contrary.

41.6 The terms of this Lease are intended by the parties as a final expression of their agreement with respect to the terms as are included herein, and may not be contradicted by evidence of any prior or contemporaneous agreement.

41.7 Any provision of this Lease that shall prove to be invalid, void or illegal shall in no way affect, impair or invalidate any other provision hereof, and all other provisions of this Lease shall remain in full force and effect and shall be interpreted as if the invalid, void or illegal provision did not exist.

 

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41.8 Landlord may, but shall not be obligated to, record this Lease or a short form memorandum hereof if approved by Tenant, which consent shall not be unreasonably withheld, conditioned or delayed. Neither party shall record this Lease. Landlord shall be responsible for the cost of recording any memorandum of this Lease, including any transfer or other taxes incurred in connection with said recordation.

41.9 The language in all parts of this Lease shall be in all cases construed as a whole according to its fair meaning and not strictly for or against either Landlord or Tenant.

41.10 Each of the covenants, conditions and agreements herein contained shall inure to the benefit of and shall apply to and be binding upon the parties hereto and their respective heirs; legatees; devisees; executors; administrators; and permitted successors, assigns, sublessees. Nothing in this Section 41.10 shall in any way alter the provisions of this Lease restricting assignment or subletting.

41.11 Any notice, consent, demand, bill, statement or other communication required or permitted to be given hereunder shall be in writing and shall be given by personal delivery, overnight delivery with a reputable nationwide overnight delivery service, or certified mail (return receipt requested), and if given by personal delivery, shall be deemed delivered upon receipt; if given by overnight delivery, shall be deemed delivered one (1) day after deposit with a reputable nationwide overnight delivery service; and, if given by certified mail (return receipt requested), shall be deemed delivered three (3) business days after the time the notifying party deposits the notice with the United States Postal Service. Any notices given pursuant to this Lease shall be addressed to Tenant at the Premises, or to Landlord or Tenant at the addresses shown in Sections 2.11 and 2.12 , respectively. Either party may, by notice to the other given pursuant to this Section, specify additional or different addresses for notice purposes.

41.12 This Lease shall be governed by, construed and enforced in accordance with the laws of the State in which the Premises are located, without regard to such State’s conflict of law principles.

41.13 Each of Landlord and Tenant warrant to the other that the respective individual or individuals signing this Lease on its behalf has the power, authority and legal capacity to sign this Lease on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint venturers or other organizations and entities on whose behalf said individual or individuals have signed.

41.14 Tenant agrees that it shall promptly furnish to Landlord, from time to time, upon Landlord’s written request, the most recent audited year-end financial statements reflecting Tenant’s current financial condition or, to the extent audited financial statements are not available, year-end financial statements certified by Tenant’s chief financial officer as prepared in conformance with GAAP as it is related to accrued liabilities and fairly representing Tenant’s current financial condition. Tenant represents and warrants that all financial statements, records and information furnished by Tenant to Landlord in connection with this Lease are true, correct and complete in all material respects.

 

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41.15 This Lease may be executed in one or more counterparts, each of which, when taken together, shall constitute one and the same document.

41.16 Landlord warrants that there are no recorded covenants, conditions or restrictions on the Project or Property (the “ CC&Rs ”) that materially interfere with Tenant’s ability to use the Premises for the Permitted Use.

42. Option to Extend Term . Tenant shall have the option (“ Option ”) to extend the Term of this Lease by five (5) years (the “ Extension Term ”) as to the entire Premises (and no less than the entire Premises) upon the following terms and conditions. Any extension of the Term pursuant to the Option shall be on all the same terms and conditions as this Lease, except as follows:

42.1 Basic Annual Rent shall be adjusted on the first (1st) day of the Extension Term and each anniversary date thereof in accordance with Article 7 . The Basic Annual Rent during the Extension Term shall equal the greater of: (a) ninety-five percent (95%) of the Fair Market Value for the Extension Term; and (b) 103% of the then-current Basic Annual Rent at the end of the then-current Term, and shall be adjusted in accordance with Article 7 hereof. “ Fair Market Value ” means the then-prevailing average annual rate that comparable landlords have accepted in current transactions from new, non-equity (i.e., not being offered equity in the Building), nonrenewal, nonexpansion and nonaffiliated tenants of similar financial strength for comparable space in comparable laboratory buildings comparably located, with comparable size, quality and floor height in a first class office building, or as appropriate, a laboratory building, taking into consideration all relevant factors, including, without limitation, the proposed lease term, the tenant inducements, free rent, brokerage commissions, allowances or concessions, if any, and excluding specialized tenant improvements or tenant paid improvements for a comparable term, with the determination of Fair Market Value to take into account all relevant factors, including tenant inducements, allowances or concessions, if any, the extent of the services provided or to be provided to the Premises, and contraction and expansion options. In the event the tenant inducements, allowances or concessions granted differ from the terms contained in this Lease, an adjustment to the Fair Market Value shall be made on a basis consistent with the adjustments commonly made in the market for comparable differences and concession packages. If Landlord and Tenant cannot agree on the Fair Market Value for purposes of the Extension Term then they shall engage a mutually agreeable independent third party appraiser with at least ten (10) years’ experience in appraising the rental value of leased commercial premises (for research and development and laboratory uses) in the Seattle, Washington area (the “ Appraiser ”). If the parties cannot agree on the Appraiser, each shall within ten (10) days after such impasse appoint an Appraiser and, within ten (10) days after the appointment of both such Appraisers, those two Appraisers shall select a third. If either party fails to timely appoint an Appraiser, then the Appraiser the other party appoints shall be the sole Appraiser. Within ten (10) days after appointment of all Appraiser(s), Landlord and Tenant shall each simultaneously give the Appraisers (with a copy to the other party) its determination of Fair Market Value, with such supporting data or information as each submitting party determines appropriate. Within ten (10) days after such submissions, the Appraisers shall by majority vote select either Landlord’s or Tenant’s Fair Market Value. The Appraisers may not select or designate any other Fair Market Value. The determination of the Appraiser(s) shall bind the parties.

 

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42.2 The Option is not assignable separate and apart from this Lease except that it shall be exercisable by a Tenant’s Affiliate to which this Lease has been assigned in accordance herewith.

42.3 The Option is conditional upon Tenant giving Landlord written notice of its election to exercise the Option at least nine (9) months prior to the end of the expiration of the initial Term of this Lease. Time shall be of the essence as to Tenant’s exercise of the Option. Tenant assumes full responsibility for maintaining a record of the deadlines to exercise the Option. Tenant acknowledges that it would be inequitable to require Landlord to accept any exercise of the Option after the date provided for in this paragraph.

42.4 Notwithstanding anything contained in this Article 42 , Tenant shall not have the right to exercise the Option:

(a) During the time commencing from the date Landlord delivers to Tenant a written notice that Tenant is actually in default under any provisions of this Lease and continuing until Tenant has cured the specified default to Landlord’s reasonable satisfaction; or

(b) At any time after any Default as described in Article 25 of the Lease and continuing until Tenant cures any such Default, if such Default is susceptible to being cured; or

(c) In the event that Tenant has defaulted (beyond applicable notice and cure periods) in the performance of its obligations under this Lease two (2) or more times and a service or late charge has become payable under Section 25.1 for each of such defaults during the twelve (12)-month period immediately prior to the date that Tenant intends to exercise the Option, whether or not Tenant has cured such defaults.

42.5 The period of time within which Tenant may exercise the Option shall not be extended or enlarged by reason of Tenant’s inability to exercise such Option because of the provisions of Section 42.4 .

42.6 All of Tenant’s rights under the provisions of the Option shall terminate and be of no further force or effect even after Tenant’s due and timely exercise of the Option if, after such exercise, but prior to the commencement date of the new term, (a) Tenant fails to pay to Landlord a monetary obligation of Tenant for a period of twenty (20) days after written notice from Landlord to Tenant, (b) Tenant fails to commence to cure a default (other than a monetary default) within thirty (30) days after the date Landlord gives notice to Tenant of such default or (c) Tenant has defaulted (beyond applicable notice and cure periods) under this Lease two (2) or more times and a service or late charge under Section 25.1 has become payable for any such default, whether or not Tenant has cured such defaults.

43. Right of First Refusal . Tenant shall have a continuing right of first refusal (“ ROFR ”) as to any premises on the first and third floors of the Building for which Landlord is seeking a tenant (“ Available Premises ”) from time to time during the Term and extensions thereof. To the extent that Landlord renews or extends a then-existing lease with any then-existing tenant of any space, or

 

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enters into a new lease with such then-existing tenant for the same premises, the affected space shall not be deemed to be Available Premises. In addition, space that has not been rented since the completion of the Building shall be Available Premises. In the event Landlord makes to a third party, or receives from a third party, a offer to lease Available Premises that Landlord is willing to accept, Landlord shall provide written notice thereof to Tenant (the “ Notice of Offer ”), specifying the terms and conditions of a proposed lease to Tenant of the Available Premises.

43.1 Within ten (10) days following its receipt of a Notice of Offer, Tenant shall advise Landlord in writing whether Tenant elects to lease the Available Premises on the terms and conditions set forth in such Notice of Offer. If Tenant fails to notify Landlord of Tenant’s election within said ten (10) day period, then Tenant shall be deemed to have elected not to lease the Available Premises.

43.2 If Tenant timely notifies Landlord that Tenant elects to lease the Available Premises on the terms and conditions set forth in the Notice of Offer, then Landlord shall lease the Available Premises to Tenant upon the terms and conditions set forth in the Notice of Offer.

43.3 If Tenant notifies Landlord that Tenant elects not to lease the Available Premises on the terms and conditions set forth in the Notice of Offer, or if Tenant fails to notify Landlord of Tenant’s election within the ten (10)-day period described above, then Landlord shall have the right to consummate the lease of the Available Premises on the same terms as are in the Notice of Offer, or on terms that, in Landlord’s reasonable, good faith judgment, are more favorable to Landlord or on other terms than are set forth in the Notice of Offer (provided that each of (a) the size of any prospective subject space to be let, (b) the aggregate economic value based on the discounted present value (to be calculated with an eight percent (8%) annual interest factor) of the net rent and other amounts to be paid by the tenant and the Landlord over the term of the lease of such space and the amount of the tenant improvement allowance, and (c) the length of the term of such prospective lease does not vary by more than seven and one-half percent (7.5%) from those set forth in the Notice of Offer), within one hundred twenty (120) days following Tenant’s election (or deemed election) not to lease the Available Premises. If Landlord does not lease the Available Premises within said one hundred twenty (120)-day period, then Tenant’s ROFR shall be fully reinstated with respect to the specific Available Premises, and Landlord shall not thereafter lease the Available Premises without first complying with the procedures set forth in this Article 43 .

43.4 Notwithstanding anything in this Article 43 to the contrary, Tenant shall not exercise the ROFR during such period of time that Tenant is in default beyond applicable notice and cure periods under any provision of this Lease. Any attempted exercise of the ROFR during a period of time in which Tenant is so in default shall be void and of no effect. In addition, Tenant shall not be entitled to exercise the ROFR if Tenant has been in default (beyond applicable notice and cure periods) two (2) or more times during the twelve (12) month period prior to the date on which Tenant seeks to exercise the ROFR.

43.5 Notwithstanding anything in this Lease to the contrary, Tenant shall not assign or transfer the ROFR, either separately or in conjunction with an assignment or transfer of Tenant’s interest in the Lease, without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion; provided that this ROFR shall be exercisable by Tenant’s Affiliate to which this Lease has been assigned in accordance with the terms hereof.

 

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43.6 If Tenant exercises the ROFR, Landlord does not guarantee that the Available Premises will be available on the anticipated commencement date for the lease thereof if the then-existing occupants of the Additional Space shall hold over, or for any other reason beyond Landlord’s reasonable control.

43.7 Notwithstanding anything in this Lease to the contrary, if the Available Premises consists of all or any portion of the first (1St) floor, Tenant at its sole discretion may elect to exercise this ROFR with respect to all of such space on the first (1st) floor or with respect to only such portion thereof as Tenant may elect (so long as the portion of the first (1st) floor that Tenant does not elect to lease is, in Landlord’s reasonable judgment, reasonably marketable).

44. Expansion Option .

44.1 Subject to the conditions set forth in this Article 44 , Tenant shall have the right, but not the obligation, to expand the Premises (the “ Expansion Option ”) to include space in the basement or on the first floor of the Building (the “ Potential Expansion Area ”). The portion of the Potential Expansion Area added to the Premises by exercise of the Expansion Option shall herein be referred to as the “ Expansion Premises ”.

44.2 Tenant may exercise its Expansion Option under this Article 44 for any portion of the Potential Expansion Area that remains Available Space by providing Landlord with written notice (the “ Expansion Option Exercise Notice ”) that Tenant has elected to exercise its Expansion Option for such space. A portion of the space in the Building shall be deemed “Available Space” if such portion is vacant and Tenant has not received a Notice of Offer in accordance with Article 43 with respect to such portion.

44.3 Tenant acknowledges that Landlord shall have the right at any time in its sole and absolute discretion to make improvements in addition to the Core and Shell Work to any portion of the Potential Expansion Area for which Tenant has not exercised its Expansion Option such that such portion of the Potential Expansion Area will be ready for tenant occupancy (even if such portion of the Potential Expansion Area will not be suitable for Tenant’s use) (such improvements, “ Spec Improvements ”). If Landlord intends to make Spec Improvements to any portion of the Potential Expansion Area, then Landlord shall endeavor to provide written notice to Tenant when Landlord applies for a building permit for the Spec Improvements, which notice shall state Landlord’s intent to complete such Spec Improvements in such portion of the Potential Expansion Area (such portion of the Potential Expansion Area that is described in a Spec Space Notice (as defined below) as the portion that will be so improved, a “ Spec Space Area ”), and specify the general nature of the Spec Improvements and the Spec Space Area (such notice, a “ Spec Space Notice ”). If Tenant desires to lease less than all of the Spec Space Area, then the Expansion Premises shall be determined in accordance with Section 44.4 , and such Spec Space Area shall be the Expansion Premises hereunder. If Tenant delivers an Expansion Option Exercise Notice with respect to any Spec Space Area before Landlord commences the Spec Improvements in such Spec

 

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Space Area, then, in its Expansion Option Exercise Notice, Tenant may clearly and explicitly notify Landlord that Tenant does not desire Landlord to complete the Spec Improvements (a “ Non-Spec Election ”), and if Tenant timely provides such notice to Landlord, then Landlord shall not perform the Spec Improvements in such Spec Space Area, and instead the improvement of such Spec Space shall be governed by Section 44.5 . If Tenant does not make a Non-Spec Election in Tenant’s Expansion Option Exercise Notice, then Landlord shall perform the Spec Improvements in such Spec Space Area (a “ Leased Spec Area ”), and shall not be required to perform any improvements in addition to the Core and Shell Work and the Spec Improvements, and Tenant shall not be entitled to any TI Allowance for the Leased Spec Area.

44.4 If Tenant exercises its Expansion Option in accordance with Section 44.2 hereof with respect to:

(a) any Spec Space Area, then Tenant shall, in its Expansion Option Exercise Notice, specify the number of square feet of Rentable Area of Spec Space Area that Tenant requires. It Tenant requests less than the entire Rentable Area of Spec Space Area in its Expansion Option Exercise Notice, then Landlord shall subsequently designate as the Expansion Premises a portion of such Spec Space Area, reasonably suitable for leasing and comprised of a number of square feet of Rentable Area that is approximately the same as the number of square feet of Rentable Area that is specified by Tenant in its Expansion Option Exercise Notice, but only if there is Spec Space Area that meets each of the following requirements:

(i) The Rentable Area of such space is approximately the same as the Rentable Area designated by Tenant in its Expansion Option Exercise Notice; and

(ii) Landlord can separately demise such space in a reasonable manner so that (i) such space and (ii) the remaining space located on such floor of the Building (if any) are of a commercially reasonable and marketable configuration and are suitable for leasing, including having access to the common areas on the applicable floor (in the case of (ii) above, without reducing the rent per square foot that such remaining space would be expected to attain on the open market).

(b) any portion of the Potential Expansion Area for which Landlord has not delivered a Spec Space Notice and which is Available Space (“ Available Non-Spec Space ”), then Tenant shall, in its Expansion Option Exercise Notice, specify the number of square feet of Rentable Area of Available Non-Spec Space that Tenant requires. Landlord shall subsequently designate as the Expansion Premises a portion of the Potential Expansion Area that is Available Non-Spec Space, reasonably suitable for leasing and comprised of a number of square feet of Rentable Area that is approximately the same as the number of square feet of Rentable Area that is specified by Tenant in its Expansion Option Exercise Notice, but only if there is Potential Expansion Area that meets each of the following requirements:

(i) The Rentable Area of such space is approximately the same as the Rentable Area designated by Tenant in its Expansion Option Exercise Notice;

 

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(ii) Landlord can separately demise such space in a reasonable manner so that (i) such space and (ii) the remaining space located on such floor of the Building (if any) are of a commercially reasonable and marketable configuration and are suitable for leasing, including having access to the common areas on the applicable floor (in the case of (ii) above, without reducing the rent per square foot that such remaining space would be expected to attain on the open market);

(iii) Such space is Available Non-Spec Space; and

(iv) Landlord has not delivered a Spec Space Notice with respect to such space.

Tenant shall pay all costs and expenses of separately demising the Expansion Premises.

44.5 In the event Tenant exercises its Expansion Option in accordance with the terms of this Article 44 with respect to Available Non-Spec Space or any Spec Space Area for which Tenant has made a Non-Spec Election, Tenant may, by providing written notice to Landlord at any time during the twelve (12) month period (the “ Expansion Tenant Improvement Election Period ”) immediately following the later of the date of the Expansion Option Exercise Notice provided by Tenant to Landlord for such space or Substantial Completion of the Core and Shell Work, request in writing (the “ Expansion Premises TI Notice ”) that Landlord construct tenant improvements to such Expansion Premises in accordance with the terms of Article 4 of this Lease and the Work Letter (with such modifications thereto as may reasonably be necessary to reflect that the Tenant Improvements for such Expansion Premises will be governed by this Article 44 to the extent inconsistent with Article 44 ); provided , however , Tenant shall deliver its Draft Plans for the Expansion Premises Tenant Improvements to Landlord within sixty (60) days after Tenant provides its Expansion Premises TI Notice for such Expansion Premises to Landlord; provided , further , that the TI Allowance for such Expansion Premises shall be treated separately for such Expansion Premises and determined based on the rentable square footage of the Expansion Premises; provided , further , that Tenant shall have until the earlier of (a) the occurrence of a Default after notice and the lapse of any applicable cure periods (which shall be the notice and cure periods specified in Article 25 and not additional notice or cure periods) or (b) the expiration of the Expansion Tenant Improvement Election Period, to expend the unused portion of any TI Allowance with respect to such Expansion Premises, after which date Landlord’s obligation to fund the TI Allowance for such Expansion Premises shall expire, and any Tenant Improvements made by Landlord to the applicable Expansion Premises after such date shall be made at Tenant’s sole cost and expense. Tenant and Landlord shall amend the Work Letter to incorporate any additional tenant improvements requested by Tenant in accordance with this Section 44.5 within ten (10) days following Tenant’s provision of such notice to Landlord.

44.6 Within ten (10) days after exercising the Expansion Option, Tenant and Landlord shall enter into a written amendment to this Lease (the “ Amendment ”), which Amendment shall provide, unless otherwise agreed in writing:

(a) that the term commencement date for the Expansion Premises (the “ Expansion Space Term Commencement Date ”) shall be the later of (i) the date of Substantial Completion of the Core and Shell Work and Tenant Improvements (or Spec Improvements in lieu of Tenant Improvements for any Leased Spec Area) for the Expansion Premises or (ii) the Term Commencement Date for the initial Premises;

 

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(b) that the Premises under this Lease shall be increased to include the Expansion Premises as of the Expansion Space Term Commencement Date;

(c) that the Rentable Area of the Premises shall be increased to reflect the inclusion of the Rentable Area of the Expansion Premises as of the Expansion Space Term Commencement Date;

(d) the new Basic Annual Rent, with the Expansion Premises increasing the Basic Annual Rent as set forth in Section 44.8 hereof, provided , however , that if a Fair Market Rental Value determination is required in connection with such increase and the new Basic Annual Rent is therefore not known at the time of execution of the Amendment, the Amendment shall indicate that the new Basic Annual Rent shall be determined in accordance with Section 44.8 of this Lease;

(e) unless such Expansion Premises are Leased Spec Area, that Tenant shall commence paying Basic Annual Rent, and Tenant’s Share of Operating Expenses, for any Expansion Premises commencing upon the later of (i) ten (10) days following the date of the Expansion Option Exercise Notice provided by Tenant to Landlord with respect to the Expansion Premises, or (ii) eight (8) months following the the later of (A) the date of the Expansion Option Exercise Notice provided by Tenant to Landlord with respect to the Expansion Premises, or (B)the Substantial Completion of the Core and Shell Work for such Expansion Premises, or (iii) the Rent Commencement Date;

(f) if such Expansion Premises are Leased Spec Area, that Tenant shall commence paying Basic Annual Rent, and Tenant’s Share of Operating Expenses, for any Expansion Premises commencing upon the later of (i) ten (10) days following the date of the Expansion Option Exercise Notice provided by Tenant to Landlord with respect to the Expansion Premises, or (ii) Substantial Completion of the Spec Improvements for the Leased Spec Area, or (iii) the Rent Commencement Date;

(g) Tenant’s new Pro Rata Share of Operating Expenses based upon the addition of the Rentable Area of the Expansion Premises to the Premises;

(h) the proportionate increase to the Security Deposit (which increase shall be payable to Landlord upon execution of the Amendment); and

(i) the amount of the Initial TI Allowance and Additional TI Allowance (which amount shall exclude any TI Allowance for Leased Spec Space).

 

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44.7 Landlord shall endeavor to tender possession of the Expansion Premises (with the Tenant Improvements thereto (or Spec Improvements in lieu of Tenant Improvements for any Leased Spec Area) Substantially Complete) to Tenant on or before the estimated delivery date for the Expansion Premises (the “ Expansion Estimated Delivery Date ”). If the Tenant Improvements (or Spec Improvements in lieu of Tenant Improvements for any Leased Spec Area) are not Substantially Complete on or before the Expansion Estimated Delivery Date for any reason whatsoever, then this Lease shall not be void or voidable, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and the Expansion Space Term Commencement Date shall not occur until Substantial Completion of the Tenant Improvements for the Expansion Premises occurs. Substantial Completion of Tenant Improvements for the Expansion Premises shall be determined separately from Substantial Completion for the remainder of the Premises.

44.8 The initial Basic Annual Rent for the Expansion Premises shall be calculated as follows:

(a) Unless the Expansion Premises is Leased Spec Area:

(i) if the Expansion Option is exercised from and after the Execution Date until the Term Commencement Date, then the initial Basic Annual Rent for such Expansion Premises shall be the rental rate per square foot of Rentable Area of the Expansion Premises set forth in Section 2.3 hereof;

(ii) if the Expansion Option is exercised from and after the Teen Commencement Date until the first anniversary of the Term Commencement Date, then the initial Basic Annual Rent for such Expansion Premises shall be the Fair Market Rental Value of the Expansion Premises (not to exceed 110% of the initial Basic Annual Rent per square foot of Rentable Area set forth in Section 2.3 hereof);

(iii) if the Expansion Option is exercised after the first anniversary of the Term Commencement Date, then the initial Basic Annual Rent for such Expansion Premises shall be the Fair Market Rental Value of the Expansion Premises; and

(b) If the Expansion Premises is Leased Spec Space, then the initial Basic Annual Rent for such Expansion Premises shall be the Fair Market Rental Value for such space and improvements thereto with respect to such space, in which case Tenant shall not be entitled to any TI Allowance in connection with such Expansion Premises.

Basic Annual Rent for the Expansion Premises shall escalate in accordance with Article 7 of this Lease.

For purposes of this Article 44 , the term “Fair Market Rental Value” of the Expansion Premises is the greater of (a) the rental rate per square foot of Rentable Area of the Expansion Premises set forth in Section 2.3 hereof, or (b) the rental rate, determined in accordance with this Article 44 , at which tenants are leasing Comparable Space on the Expansion Space Term Commencement Date. For this purpose, “ Comparable Space ” shall mean office and laboratory

 

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space that is (v) not subleased, (w) not subject to another tenant’s expansion rights, (x) comparable in size, location and quality to the Expansion Premises, (y) leased for a term comparable to Tenant’s lease of the Expansion Premises and (z) located in the Building and in other comparable office and laboratory projects located in the Seattle, Washington area. In determining the rental rate of Comparable Space, the parties shall exclude brokerage commissions and shall include all escalations and take into consideration the following concessions: (i) rental abatement concessions, if any, being granted to tenants in connection with the Comparable Space and (ii) tenant improvements or allowances provided or to be provided for the Comparable Space, taking into account the TI Allowance for, or value of the Spec Improvements in, the Expansion Premises, as the case may be.

For any portion of the Expansion Premises for which Tenant has exercised its Expansion Option Exercise Notice and for which Basic Annual Rent will be determined based on the Fair Market Rental Value of the Expansion Premises, Landlord shall provide written notice to Tenant of Landlord’s determination of the Fair Market Rental Value (“ LL FMV Notice ”) within fifteen (15) business days following Landlord’s receipt of such Expansion Option Exercise Notice from Tenant. If Tenant disagrees with Landlord’s determination of the Fair Market Rental Value of the portion of the Expansion Premises as set forth in the LL FMV Notice, then Tenant shall provide written notice to Landlord within ten (10) days following Tenant’s receipt of the LL FMV Notice notifying Landlord thereof (“ Tenant FMV Objection Notice ”).

If Tenant does not deliver its Tenant FMV Objection Notice to Landlord by the end of such ten (10) day period, then the Fair Market Rental Value of the Expansion Premises shall conclusively be determined to be the Fair Market Rental Value set forth in the LL FMV Notice.

If Tenant does deliver its Tenant FMV Objection Notice to Landlord by the end of such ten (10) day period, then Landlord and Tenant shall diligently attempt in good faith to agree upon the Fair Market Rental Value for such portion of the Expansion Premises on or before the fifth (5th) business day after Landlord’s receipt of the Tenant FMV Objection Notice. If Landlord and Tenant fail to reach agreement on or before such date, the matter shall be arbitrated by a single arbitrator in accordance with Commercial Arbitration Rules of the American Arbitration Association. The arbitrator’s decision shall be limited to determining the Fair Market Rental Value of such portion of the Expansion Premises. The arbitrator shall have no authority to make any other rulings or fashion any other remedy. The decision of the arbitrator shall be final. The party losing the arbitration shall reimburse the prevailing party for all of the prevailing party’s reasonable fees, costs and expenses of the arbitration, including reasonable attorneys’ fees and the arbitrator’s fees.

44.9 Landlord shall use good faith efforts to cause Contractor to repair any defects in the Expansion Premises identified by Tenant to Landlord within nine (9) months of Tenant’s occupation of the Expansion Premises. Notwithstanding the foregoing, Landlord warrants that as of the Expansion Space Tenn Commencement Date (a) the Expansion Premises shall substantially comply with all Applicable Laws; (b) any portion of the Expansion Premises consisting of Spec Space Area shall be constructed substantially in conformance with Landlord’s plans for such Spec Space Area, (c) any portion of the Expansion Premises consisting of Available Non-Spec Space or for which Tenant makes a Non-Spec Election shall be constructed substantially in accordance with

 

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the Approved TI Plans and the Approved Core and Shell Plans for such space; and (d) the Expansion Premises shall be watertight. To the extent any of the warranties set forth in the preceding sentence are violated, Landlord shall promptly correct the same at its sole cost.

44.10 Notwithstanding anything in this Article 44 to the contrary, Tenant shall not exercise the Expansion Option during such period of time that Tenant is in default under any provision of this Lease after notice and the lapse of any applicable cure periods. Any attempted exercise of the Expansion Option during a period of time in which Tenant is so in default shall be void and of no effect. In addition, Tenant shall not be entitled to exercise the Expansion Option if Landlord has given Tenant two (2) or more notices of default under this Lease, whether or not the defaults are cured prior to the date on which Tenant seeks to exercise the Expansion Option.

45. Tenant Option to Terminate . Tenant shall have the option to terminate this Lease (the “ Termination Option ”) with no further rights or obligations hereunder in the event that Tenant (a) enters into a new lease for space in another building which is directly or indirectly owned or controlled by BioMed Realty Trust, Inc. (each, a “ BioMed Entity ”) and (b) notifies Landlord and such BioMed Entity at least five (5) business days before Tenant executes such new Lease that Tenant is exercising such Termination Option and that Tenant intends to terminate this Lease. Tenant shall exercise the Termination Option, if at all, within three (3) business days after Tenant enters into such a new lease. If Tenant enters into such a new lease and exercises the Termination Option in such a manner, then this Lease shall be deemed to expire fifteen (15) days after Tenant commences to pay rent under such other lease, subject to all of the terms and conditions of this Lease with respect to the obligations of Landlord and Tenant upon expiration of this Lease. Nothing in this Lease is intended to provide Tenant with any rights in any other such building, including any right to lease space in such a building, and neither Landlord nor any affiliate of Landlord (including any BioMed Entity) shall have any obligation to negotiate with or otherwise entertain offers from Tenant with respect to any such space. The Termination Option shall not entitle Tenant to terminate the Lease with respect to less than all of the Premises.

46. Authority . Tenant hereby covenants and warrants that (a) Tenant is duly incorporated or otherwise established or formed and validly existing under the laws of its state of incorporation, establishment or formation, (b) Tenant has and is duly qualified to do business in the state in which the Property is located, (c) Tenant has full corporate, partnership, trust, association or other appropriate power and authority to enter into this Lease and to perform all Tenant’s obligations hereunder and (d) each person (and all of the persons if more than one signs) signing this Lease on behalf of Tenant is duly and validly authorized to do so.

47. Confidentiality . Tenant shall not disclose any terms or conditions of this Lease (including Rent) or give a copy of this Lease to any third party, and Landlord shall not release to any third party any nonpublic financial information or nonpublic information about Tenant’s ownership structure, business or research (“ Tenant Information ”), except (a) if required by Applicable Laws or in any judicial proceeding, provided that the releasing party has given the other party reasonable notice of such requirement, if feasible, (b) to a party’s attorneys, accountants, brokers and other bona fide consultants or advisers, provided such third parties agree to be bound by this paragraph or (c) to bona fide prospective assignees or subtenants of this Lease. Landlord shall not use any nonpublic Tenant Information in connection with any trading by Landlord of the capital stock of Tenant.

 

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48. Odors and Exhaust . Tenant acknowledges that Landlord would not enter into this Lease with Tenant unless Tenant assured Landlord that under no circumstances will any other occupants of the Building or Project (including persons legally present in any outdoor areas of the Project) be subjected to reasonably offensive odors or fumes (whether or not noxious), and that the Building and Project will not be damaged by any exhaust, in each case from Tenant’s operations. Landlord acknowledges that Tenant is a laboratory user, and that as such there may be odors and exhaust generated that differ from those generated by an office user. Landlord and Tenant therefore agree as follows:

48.1 Tenant shall not cause or permit (or conduct any activities that would cause) any release of any reasonably offensive odors or fumes of any kind from the Premises.

48.2 The Building has a ventilation system that in Landlord’s judgment (and taking Tenant’s Permitted Use of the Premises into account) is adequate, suitable, and appropriate to vent the Premises in a manner that does not release odors affecting any indoor or outdoor part of the Project, and Tenant agrees to vent the Premises through such system. The placement and configuration of any further ventilation exhaust pipes, louvers and other equipment shall be subject to Landlord’s reasonable approval. Subject to the foregoing, Tenant acknowledges Landlord’s legitimate desire to maintain the Project (indoor and outdoor areas) in a reasonably odor-free manner (taking into account that the Building is a laboratory building), and Landlord may reasonably require Tenant to abate and remove all odors in a manner that goes beyond the requirements of Applicable Laws.

48.3 If Tenant’s activities in the Premises generate odors that are not vented by the Building’s ventilation system (as described in the prior paragraph), and if such odors are reasonably offensive to other tenants, then Tenant shall, at Tenant’s sole cost and expense, provide odor eliminators and other devices (such as filters, air cleaners, scrubbers and whatever other equipment may in Landlord’s reasonable judgment be necessary or appropriate from time to time) to reasonably abate any odors, fumes or other substances in Tenant’s exhaust stream that, in Landlord’s reasonable judgment, emanate from Tenant’s Premises. Any work Tenant performs under this paragraph shall constitute Alterations.

48.4 Tenant’s responsibility to abate odors, fumes and exhaust shall continue throughout the Term. Landlord’s approval of the Tenant Improvements shall not preclude Landlord from requiring additional measures to eliminate odors, fumes and other adverse impacts of Tenant’s exhaust stream (as Landlord may designate in Landlord’s reasonable discretion). Tenant shall install additional equipment as Landlord reasonably requires from time to time under the preceding sentence. Such installations shall constitute Alterations.

48.5 If Tenant fails to install satisfactory odor control equipment within twenty (20) business days after Landlord’s demand (as set forth above) made at any time, then Landlord may, without limiting Landlord’s other rights and remedies, require Tenant to cease and suspend any

 

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operations in the Premises that, in Landlord’s determination, cause odors, fumes or exhaust. For example, if Landlord reasonably determines that Tenant’s production of a certain type of product causes odors, fumes or exhaust, and Tenant does not install satisfactory odor control equipment within twenty (20) business days after Landlord’s request, then Landlord may require Tenant to stop producing such type of product in the Premises unless and until Tenant has installed odor control equipment satisfactory to Landlord.

49. HVAC . For the Premises, Landlord shall (a) maintain and operate the heating, ventilating and air conditioning systems used for typical laboratory use (“ HVAC ”), and (b) subject to clause (a) above, furnish HVAC as reasonably required (except as this Lease otherwise provides or as to any special requirements that arise from Tenant’s particular use of the Premises for other than typical laboratory use) for reasonably comfortable occupancy of the Premises twenty-four (24) hours a day, 365 or 366 days a year. If Tenant will require HVAC outside normal business hours of business days (as reasonably designated by Landlord) in the Premises (“ Overtime HVAC ”), then Landlord shall be obligated to provide Overtime HVAC only if Tenant requests it by 4 p.m. on the immediately preceding business day. Notwithstanding anything to the contrary in this paragraph, Landlord shall have no liability, and Tenant shall have no right or remedy, on account of any interruption or impairment in HVAC services, except as otherwise set forth in this Lease, and provided that Landlord diligently endeavors to cure any such interruption or impairment.

50. Excavation . If any excavation shall be made upon land adjacent to or under the Building, or shall be authorized to be made, Tenant shall afford to the person causing or authorized to cause such excavation, reasonable license to enter the Premises for the purpose of performing such work as said person shall deem necessary or desirable to preserve and protect the Building from injury or damage and to support the same by proper foundations, without any claim for damages or liability against Landlord and without reducing or otherwise affecting Tenant’s obligations under this Lease so long as Tenant’s use and enjoyment of the Premises is not materially interfered with.

51. Names . Landlord reserves the right to change the name of the Project or the Building in its sole discretion.

52. Good Faith . As used herein, the term “good faith” shall be subjective in nature (based on the perspective of the person or entity that is acting). A decision shall be deemed to be made in “good faith” if the person who makes the decision believes (without regard to whether such belief is reasonable) that it is appropriate and is made without dishonesty or fraud; and “good faith efforts” shall mean such efforts as the person or entity that takes such actions believes (without regard to whether such belief is reasonable) are appropriate under the circumstances or likely to achieve the desired result.

53. Substantially Conform or Comply . References in this Lease to “substantially conform” or “substantially comply” shall mean that the item in question complies but for issues that do not result in material additional incremental costs to Tenant or materially interfere with Tenant’s ability to use or enjoy the Premises in accordance with the Lease.

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

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IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the date first above written.

 

LANDLORD :

BMR-530 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

By:

/s/ Kent Griffin

Name:

Kent Griffin

Title:

CFO

TENANT :

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

By:

/s/ Wayne Burns

Name:

Wayne Burns

Title:

CFO

 

[SIGNATURE PAGE TO LEASE]


NOTARIZATION (required in the State of Washington)

STATE OF CALIFORNIA)

                             : ss.

COUNTY OF San Diego )

I certify that I know or have satisfactory evidence that Kent Griffin is the person who appeared before me, and s/he acknowledged that s/he signed this instrument, on oath stated that s/he was authorized to execute the instrument and acknowledged it as the Chief Financial Officer of BMR-530 Fairview LLC , a corporation, to be the free and voluntary act of such corporation for the uses and purposes mentioned in the instrument.

Dated this 25 day of October , 200 7 .

 

/s/ Christy D. Bartlett

[Signature of Notary]

Christy D. Bartlett

[Print Name of Notary]

STATE OF WASHINGTON)

                             : ss.

COUNTY OF King )

I certify that I know or have satisfactory evidence that Wayne Burns is the person who appeared before me, and s/he acknowledged that s/he signed this instrument, on oath stated that s/he was authorized to execute the instrument and acknowledged it as the Chief Financial Officer of NanoString Technologies , a corporation, to be the free and voluntary act of such corporation for the uses and purposes mentioned in the instrument.

Dated this 19 day of October , 200 7 .

 

/s/ Susan R. Van Den Ameele

[Signature of Notary]

Susan R. Van Den Ameele

[Print Name of Notary]
Notary Public in and for the State of
Washington, residing at Seattle .
My commission expires: 09.21.11 .

 

[SIGNATURE PAGE TO LEASE]


EXHIBIT A

PREMISES

SECOND FLOOR

 

LOGO


 

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EXHIBIT B

ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE

AND TERM EXPIRATION DATE

THIS ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE AND TERM EXPIRATION DATE is entered into as of [            ], 20[    ], with reference to that certain Lease (the “ Lease ”) dated as of October 19, 2007, by NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”), in favor of BMR-350 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”). All capitalized terms used herein without definition shall have the meanings ascribed to them in the Lease.

Tenant hereby confirms the following:

1. Tenant accepted possession of the Premises on [            ], 20[    ].

2. To the best of Tenant’s knowledge after reasonable investigation, the Premises are in good order, condition and repair.

3. To the best of Tenant’s knowledge after reasonable investigation, the Tenant Improvements required to be constructed by Landlord under the Lease have been substantially completed.

4. To the best of Tenant’s knowledge after reasonable investigation, all conditions of the Lease to be performed by Landlord as a condition to the full effectiveness of the Lease have been satisfied, and Landlord has fulfilled all of its duties in the nature of inducements offered to Tenant to lease the Premises. Tenant acknowledges that the Term Commencement Date shall not be delayed as a result of any issues discovered by Tenant during such investigation.

5. Notwithstanding the failure of any conditions to the occurrence of the Term Commencement Date, in accordance with the provisions of Section 4.2 of the Lease, the Term Commencement Date is [            ], 20[    ], and, unless the Lease is terminated prior to the Term Expiration Date pursuant to its terms, the Term Expiration Date shall be [            ], 20[    ].

6. Tenant commenced occupancy of the Premises for the Permitted Use on [            ], 20[    ].

7. The Lease is in full force and effect, and the same represents the entire agreement between Landlord and Tenant concerning the Premises[, except [            ]].

8. To the best of Tenant’s knowledge after reasonable investigation, Tenant has no existing defenses against the enforcement of the Lease by Landlord, and there exist no offsets or credits against Rent owed or to be owed by Tenant.

 

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9. The obligation to pay Rent is presently in effect and all Rent obligations on the part of Tenant under the Lease commenced to accrue on [            ], 20[    ].

10. The undersigned Tenant has not made any prior assignment, transfer, hypothecation or pledge of the Lease or of the rents thereunder or sublease of the Premises or any portion thereof.

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

B-2


IN WITNESS WHEREOF, the parties hereto have executed this Acknowledgment of Term Commencement Date and Term Expiration Date as of [            ], 20[    ].

 

TENANT:

NANOSTRING TECHNOLOGIES, INC.

a Delaware corporation

By:

 

Name:

 

Title:

 

 

B-3


EXHIBIT C

[INTENTIONALLY DELETED]

 

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EXHIBIT D

RULES AND REGULATIONS

NOTHING IN THESE RULES AND REGULATIONS (“ RULES AND REGULATIONS ”) SHALL SUPPLANT ANY PROVISION OF THE LEASE. IN THE EVENT OF A CONFLICT OR INCONSISTENCY BETWEEN THESE RULES AND REGULATIONS AND THE LEASE, THE LEASE SHALL PREVAIL.

1. Except as specifically provided in the Lease to which these Rules and Regulations are attached, no sign, placard, picture, advertisement, name or notice shall be installed or displayed on any part of the outside of the Premises or the Building without Landlord’s prior written consent. Landlord shall have the right to remove, at Tenant’s sole cost and expense and without notice, any sign installed or displayed in violation of this rule.

2. If Landlord objects in writing to any curtains, blinds, shades, screens or hanging plants or other similar objects attached to or used in connection with any window or door of the Premises or placed on any windowsill, which window, door or windowsill is (a) visible from the exterior of the Premises and (b) not included in plans approved by Landlord, then Tenant shall promptly remove said curtains, blinds, shades, screens or hanging plants or other similar objects at its sole cost and expense.

3. Tenant shall not obstruct any sidewalks or entrances to the Building, or any halls, passages, exits, entrances or stairways within the Premises, in any case that are required to be kept clear for health and safety reasons.

4. No deliveries shall be made that impede or interfere with other tenants in or the operation of the Project.

5. Tenant shall not place a load upon any floor of the Premises that exceeds the load per square foot that (a) such floor was designed to carry or (b) that is allowed by Applicable Laws. Fixtures and equipment that cause noises or vibrations that may be transmitted to the structure of the Building to such a degree as to be objectionable to other tenants shall be placed and maintained by Tenant, at Tenant’s sole cost and expense, on vibration eliminators or other devices sufficient to eliminate such noises and vibrations to levels reasonably acceptable to Landlord and other tenants of the Building.

6. Tenant shall not use any method of heating or air conditioning other than that shown in the Tenant Improvement plans.

7. Tenant shall not install any radio, television or other antenna, cell or other communications equipment, or any other devices on the roof or exterior walls of the Premises except to the extent shown on approved Tenant Improvements plans. Tenant shall not interfere with radio, television or other communications from or in the Premises or elsewhere.

 

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8. Canvassing, peddling, soliciting and distributing handbills or any other written material within, on or around the Project (other than within the Premises) are prohibited and Tenant shall cooperate to prevent such activities.

9. Tenant shall store all of its trash, garbage and Hazardous Materials within its Premises or in designated receptacles outside of the Premises. Tenant shall not place in any such receptacle any material that cannot be disposed of in the ordinary and customary manner of trash, garbage and Hazardous Materials disposal.

10. The Premises shall not be used for any improper, immoral or objectionable purpose. No cooking shall be done or permitted on the Premises; provided , however , that Tenant may use (a) equipment approved in accordance with the requirements of insurance policies that Landlord or Tenant is required to purchase and maintain pursuant to the Lease for brewing coffee, tea, hot chocolate and similar beverages, (b) microwave ovens for employees’ use and (c) equipment shown on Tenant Improvement plans approved by Landlord; provided , further, that any such equipment and microwave ovens are used in accordance with Applicable Laws.

11. Tenant shall not, without Landlord’s prior written consent, use the name of the Project, if any, in connection with or in promoting or advertising Tenant’s business except as Tenant’s address.

12. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any Governmental Authority.

13. Tenant assumes any and all responsibility for protecting the Premises from theft, robbery and pilferage, which responsibility includes keeping doors locked and other means of entry to the Premises closed.

14. Landlord may waive any one or more of these Rules and Regulations for the benefit of Tenant or any other tenant, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of Tenant or any other tenant, nor prevent Landlord from therafter enforcing any such Rules and Regulations against any or all of the tenants of the Project, including Tenant.

15. These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part, the terms covenants, agreements and conditions of the Lease.

16. Landlord reserves the right to make such other and reasonable rules and regulations as, in its judgment, may from time to time be needed for safety and security, the care and cleanliness of the Project, or the preservation of good order therein; provided , however , that Landlord shall provide written notice to Tenant of such rules and regulations prior to them taking effect. Tenant agrees to abide by these Rules and Regulations and any additional reasonable rules and regulations issued or adopted by Landlord.

 

D-2


17. Tenant shall be responsible for the observance of these Rules and Regulations by Tenant’s employees, agents, clients, customers, invitees and guests.

 

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EXHIBIT E

FORM OF ESTOPPEL CERTIFICATE

 

To: BMR-530 FAIRVIEW AVENUE LLC
17140 Bernardo Center Drive, Suite 222
San Diego, CA 92128
Attention: General Counsel/Real Estate
BioMed Realty, L.P.
c/o BioMed Realty Trust, Inc.
17140 Bernardo Center Drive, Suite 222
San Diego, CA 92128
Re: Fairview Research Center (the “ Premises ”) at 530 Fairview Avenue, Seattle, Washington (the “ Property ”)

The undersigned tenant (“ Tenant ”) hereby certifies to you as follows:

1. Tenant is a tenant at the Property under a lease (the “ Lease ”) for the Premises dated as of October 19, 2007. The Lease has not been cancelled, modified, assigned, extended or amended [except as follows: [            ]], and there are no other agreements, written or oral, affecting or relating to Tenant’s lease of the Premises or any other space at the Property. The lease term expires on [            ], 20[    ].

2. Tenant took possession of the Premises, currently consisting of [            ] square feet, on [            ], 20[    ], and commenced to pay rent on [            ], 20[    ]. Tenant has full possession of the Premises, has not assigned the Lease or sublet any part of the Premises, and does not hold the Premises under an assignment or sublease[, except as follows: [            ]].

3. All base rent, rent escalations and additional rent under the Lease have been paid through [            ], 20[    ]. There is no prepaid rent[, except $[            ][, and the amount of security deposit is $[            ][in cash] [in the form of a letter of credit]]. Tenant currently has no right to any future rent abatement under the Lease.

4. Base rent is currently payable in the amount of $[            ] per month.

5. Tenant is currently paying estimated payments of additional rent of $[            ] per month on account of real estate taxes, insurance, management fees and common area maintenance expenses.

6. All work to be performed for Tenant under the Lease has been performed as required under the Lease and has been accepted by Tenant[, except [            ]], and all allowances to be paid to Tenant, including allowances for tenant improvements, moving expenses or other items, have been paid.

 

E-1


7. To the best of Tenant’s knowledge after due investigation, the Lease is in full force and effect, free from default and free from any event that could become a default under the Lease, and Tenant has no claims against the landlord or offsets or defenses against rent, and there are no disputes with the landlord. Tenant has received no notice of prior sale, transfer, assignment, hypothecation or pledge of the Lease or of the rents payable thereunder[, except [            ]].

8. [Tenant has the following expansion rights or options for the Property: [            ]. [Tenant has no rights or options to purchase the Property.]

9. To the best of Tenant’s knowledge, no hazardous wastes have been generated, treated, stored or disposed of by or on behalf of Tenant in, on or around the Premises or the Project in violation of any environmental laws.

10. The undersigned has executed this Estoppel Certificate with the knowledge and understanding that [INSERT NAME OF LANDLORD, PURCHASER OR LENDER, AS APPROPRIATE] or its assignee is acquiring the Property in reliance on this certificate and that the undersigned shall be bound by this certificate. The statements contained herein may be relied upon by [INSERT NAME OF PURCHASER OR LENDER, AS APPROPRIATE], BMR-530 Fairview Avenue LLC, BioMed Realty, L.P., BioMed Realty Trust, Inc., and any mortgagee of the Property and their respective successors and assigns.

Any capitalized terms not defined herein shall have the respective meanings given in the Lease.

Dated this [    ] day of [            ], 20[    ].

 

NANOSTRING TECHNOLOGIES, INC.,
a Delaware corporation
By:

 

Name:

 

Title:

 

 

E-2


EXHIBIT F

[INTENTIONALLY DELETED]


EXHIBIT G

WORK LETTER

This Work Letter (the “ Work Letter ”) is made and entered into as of the 19th day of October, 2007, by and between BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”), and is attached to and made a part of that certain Lease dated as of October 19, 2007 (the “ Lease ”), by and between Landlord and Tenant for the Premises located at 530 Fairview Avenue in Seattle, Washington. All capitalized terms used but not otherwise defined herein shall have the meanings given them in the Lease.

1. General Requirements .

1.1 Tenant’s Authorized Representative . Tenant designates Wayne Burns (“ Tenant’s Authorized Representative ”) as the person authorized to initial all plans, drawings, changes orders and approvals pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any such item until such item has been initialed by Tenant’s Authorized Representative.

1.2 Core and Shell Work Schedule . The schedule for the design and development of Core and Shell Work (as defined in the Lease), including, without limitation, the time periods for preparation and review of construction documents, approvals and performance, shall be in accordance with that certain schedule prepared by Landlord and Tenant attached as Exhibit A-1 to this Work Letter (the “ Core and Shell Work Schedule ”). The Core and Shell Work Schedule shall be subject to adjustment as mutually agreed upon in writing by the parties, or as provided in this Work Letter.

1.3 Tenant Improvements Schedule . The schedule for the design and development of Tenant Improvements (as defined in the Lease), including, without limitation, the time periods for preparation and review of construction documents, approvals and performance, shall be in accordance with that certain schedule prepared by Landlord and Tenant attached as Exhibit A-2 to this Work Letter (the “ Tenant Improvements Schedule ”). The Tenant Improvements Schedule shall be subject to adjustment as mutually agreed upon in writing by the parties, or as provided in this Work Letter.

1.4 Architects and Consultants . The architect, engineering consultants, design team, general contractor and subcontractors responsible for the construction of Landlord’s Work shall be selected by Landlord and approved by Tenant, which approval Tenant shall not unreasonably withhold, condition or delay. Tenant hereby approves of Mithun Incorporated as Landlord’s architect and M.A. Mortenson Company as Landlord’s general contractor for the Core and Shell Work.

1.5 Construction Management Fee . Tenant shall pay Landlord a construction management fee in exchange for Landlord’s performance of the Tenant Improvements pursuant to Section 3 hereof equal to the lesser of (a) three percent (3%) of the TI Costs, and (b) Forty Thousand Dollars ($40,000) (the “ Construction Management Fee ”).

 

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2. Core and Shell Work .

2.1 Core and Shell Work . Core and Shell Work shall be performed by Landlord at Landlord’s sole cost and expense in accordance with the Approved Core and Shell Plans (as defined below) and the Core and Shell Work Schedule, subject only to changes approved in accordance with Section 2.3 .

2.2 Approved Core and Shell Plans . Landlord shall prepare final plans and specifications for Core and Shell Work that are: (a) consistent with and are logical evolutions of the Design Development Drawings attached as Exhibit B which have been approved by the parties, (b) incorporate Core and Shell Permitted Changes, and (c) incorporate any other Landlord-requested Core and Shell Changes that do not materially adversely impact Tenant ( provided that if any such change increases Tenant’s costs, the same shall be borne by Landlord). As soon as such final plans and specifications (“ Final Core and Shell Plans ”) are completed, Landlord shall deliver the same to Tenant for Tenant’s approval, which approval may be withheld only if: (i) the Final Core and Shell Plans are not consistent with or logical evolutions of the approved Design Development Drawings, (ii) Tenant requests changes to the Final Core and Shell Plans in accordance with Section 2.3(a)(i) , or (iii) Tenant objects to any Landlord requested Core and Shell Change (other than Core and Shell Permitted Changes). Such Final Core and Shell Plans shall be approved or disapproved by Tenant within ten (10) days after delivery to Tenant. Tenant shall not unreasonably withhold its approval of the Final Core and Shell Plans. If Tenant fails to notify Landlord of disapproval within this ten (10) day period, then the Final Core and Shell Plans shall be deemed approved. If the Final Core and Shell Plans are disapproved by Tenant, Tenant shall notify Landlord in writing of its objections to such Final Core and Shell Plans and shall submit any requested Core and Shell Changes through a Core and Shell Tenant Change Order Request (as defined below), and the parties shall confer and negotiate in good faith to reach agreement on the Final Core and Shell Plans. Promptly after the Final Core and Shell Plans are approved by Landlord and Tenant, two (2) copies of such Final Core and Shell Plans shall be initialed and dated by Landlord and Tenant as soon as approved by Landlord and Tenant, Landlord shall promptly submit such Final Core and Shell Plans to all appropriate governmental agencies for approval. The Final Core and Shell Plans so approved, and all change orders specifically permitted by this Agreement, are referred to herein as the “Approved Core and Shell Plans” and shall become part of this Lease as though set forth in full.

 

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2.3 Changes to Core and Shell Work . Any changes to the Final Core and Shell Plans or the Approved Core and Shell Plans (each, a “Core and Shell Change”) requested by Landlord or Tenant (other than Core and Shell Permitted Changes made by Landlord) shall be requested and instituted in accordance with the provisions of this Article 2 and shall be subject to the written approval of the other party in accordance with this Work Letter.

(a) Core and Shell Changes Requested by Tenant .

(i) Core and Shell Tenant Change Order Request . Tenant may request Core and Shell Changes to the Final Core and Shell Plans or the Approved Core and Shell Plans by notifying Landlord thereof in writing in substantially the same form as the AIA standard change order form (a “ Core and Shell Tenant Change Order Request ”), which Core and Shell Tenant Change Order Request shall detail the nature and extent of any requested Core and Shell Changes, including, without limitation, (a) the Core and Shell Change, (b) the party required to perform the Core and Shell Change, and (c) any modification of the Final Core and Shell Plans or the Approved Core and Shell Plans, as applicable, and the Core and Shell Work Schedule necessitated by the Core and Shell Change. If the nature of a Core and Shell Change required by Tenant requires revisions to the Final Core and Shell Plans or the Approved Core and Shell Plans, as applicable, or the Core and Shell Work Schedule, then Tenant shall be solely responsible for the cost and expense of such revisions and all additional costs or expenses incurred by Landlord to complete the Core and Shell Work (collectively, the “ Tenant Core and Shell Costs ”), which Tenant may elect to pay out of the TI Allowance. If the estimated increase in TI Costs that results from such Core and Shell Change causes the estimated TI Costs to exceed the TI Allowance, Tenant shall deposit with Landlord the amount of such excess, as reasonably estimated by Landlord, within ten (10) days of receiving Landlord’s approval of such Core and Shell Change.

(ii) Landlord’s Approval of Core and Shell Changes . If Landlord does not notify Tenant in writing of Landlord’s decision either to approve or disapprove any Tenant requested Core and Shell Change within ten (10) days after receipt of a Core and Shell Tenant Change Order Request, then such Core and Shell Tenant Change Order Request shall be deemed approved by Landlord, and Tenant shall be permitted to alter Core and Shell Work as contemplated by such Core and Shell Tenant Change Order Request. Landlord may withhold in it sole and absolute discretion its approval of any Core and Shell Tenant Change Order Request; provided , however , Landlord shall not unreasonably withhold its approval to any Core and Shell Change requested by Tenant that is a Core and Shell Permitted Change.

(b) Changes Requested by Landlord .

(i) Core and Shell Landlord Change Order Request . Tenant’s consent shall not be required in connection with Core and Shell Permitted Changes to Core and Shell Work. Other than Core and Shell Permitted Changes, Landlord may request Core and Shell Changes to Core and Shell Work by notifying Tenant thereof in writing in substantially the same form as the AIA standard change order font! (a “ Core and Shell Landlord Change Order Request ”), which Core and Shell Landlord Change Order Request shall detail the nature and extent of any requested Core and Shell Changes, including, without limitation, (a) the Core and Shell Change, (b) the party required to perform the Core and Shell Change, and (c) any modification of the Approved Core and Shell Plans and the Core and Shell Work Schedule necessitated by the Core and Shell Change.

(ii) Tenant’s Approval of Core and Shell Change . Tenant shall have ten (10) days after receipt of a Core and Shell Landlord Change Order Request to notify Landlord in writing of Tenant’s approval or rejection of the Landlord-requested Core and Shell Change, which approval shall not be unreasonably withheld. Tenant’s failure to respond within such ten (10) day period shall be deemed approval by Tenant.

 

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(c) Core and Shell Permitted Changes . For purposes of this Work Letter, a “ Core and Shell Permitted Change ” shall mean: (a) minor field changes; (b) changes required by Governmental Authority; (c) any other changes that: (1) do not materially and adversely affect the building structure, roof, or building service equipment to be constructed as part of Core and Shell Work, and (2) do not materially change the size, cost, configuration, or overall appearance of the Building or Landlord’s ability to construct Core and Shell Work or Tenant’s ability to operate its business in the Building, or materially and adversely affect the Tenant Improvements or materially increase Tenant’s costs (unless such increase in cost is consented to by Tenant or Landlord elects to pay such increased costs); and (d) ordinary development of the Approved Core and Shell Plans in a manner not inconsistent with the Approved Core and Shell Plans.

3. Tenant Improvements .

3.1 Work Plans . The Tenant Improvements, shall be performed by Landlord at Tenant’s sole cost and expense and without cost to Landlord (except for the TI Allowance) and in accordance with the Approved TI Plans (as defined below). The design drawings, plans and specifications listed on Exhibit C to this Work Letter (the “ Tenant Work Plans ”) are the initial list of plans that Tenant shall develop and submit to Landlord for approval. Tenant shall prepare and submit to Landlord for approval (such approval not to be unreasonably withheld, conditioned or delayed) schematics covering the Tenant Improvements prepared in conformity with the applicable provisions of this Work Letter (the “ Draft Plans ”). The Draft Plans shall contain sufficient information and detail to accurately describe the proposed design to Landlord and such other information as Landlord may reasonably request. Tenant shall be solely responsible for ensuring that the Tenant Work Plans and the Draft Plans satisfy Tenant’s obligations for the Tenant Improvements.

3.2 Landlord Approval of Plans . Landlord shall notify Tenant in writing within ten (10) days after receipt of the Draft Plans whether Landlord approves or objects to the Draft Plans and of the manner, if any, in which the Draft Plans are unacceptable. If Landlord reasonably objects to the Draft Plans, then Tenant shall revise the Draft Plans and cause Landlord’s objections to be remedied in the revised Draft Plans. Tenant shall then resubmit the revised Draft Plans to Landlord for approval. Landlord’s approval of or objection to revised Draft Plans and Tenant’s correction of the same shall be in accordance with this Section 3.2 , until Landlord has approved the Draft Plans in writing. The iteration of the Draft Plans that is approved by Landlord without objection shall be referred to herein as the “ Approved Draft Plans .”

3.3 Design Development Plans . Landlord shall prepare design development plans for the Tenant Improvements that: (a) are consistent with and are logical evolutions of the Approved Draft Plans, (b) incorporate TI Permitted Changes, and (c) incorporate any other Landlord-requested TI Changes that are consented to by Tenant. As soon as such design development plans (the “Design Development Plans ”) are completed, Landlord shall deliver the same to Tenant for Tenant’s approval, which approval may be reasonably withheld only if the Design Development Plans are not consistent with or logical evolutions of the Approved Draft Plans. Such Design Development Plans

 

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shall be approved or disapproved by Tenant within ten (10) days after delivery to Tenant. If Tenant fails to notify Landlord of disapproval within this ten (10) day period, the Design Development Plans shall be deemed approved. If the Design Development Plans are disapproved by Tenant, then Tenant shall notify Landlord in writing of its objections to such Design Development Plans and the parties shall confer and negotiate in good faith to reach agreement on the Design Development Plans.

3.4 Approved TI Plans . Landlord shall prepare final plans and specifications for the Tenant Improvements that: (a) are consistent with and are logical evolutions of the Design Development Plans, (b) incorporate TI Permitted Changes, and (c) incorporate any other Landlord-requested TI Changes to which Tenant consents. As soon as such final plans and specifications (“ Final TI Plans ”) are completed, Landlord shall deliver the same to Tenant for Tenant’s approval, which approval may be reasonably withheld only if: (i) the Final TI Plans are not consistent with or logical evolutions of the Design Development Plans, or (ii) Tenant objects to any Landlord requested TI Change (other than TI Permitted Changes). Such Final TI Plans shall be approved or disapproved by Tenant within ten (10) days after delivery to Tenant. If Tenant fails to notify Landlord of disapproval within this ten (10) day period, the Final TI Plans shall be deemed approved. If the Final TI Plans are disapproved by Tenant, then Tenant shall notify Landlord in writing of its objections to such Final TI Plans and shall submit any requested TI Changes through a TI Tenant Change Order Request (as defined below), and the parties shall confer and negotiate in good faith to reach agreement on the Final TI Plans. Promptly after the Final TI Plans are approved by Landlord and Tenant, two (2) copies of such Final TI Plans shall be initialed and dated by Landlord and Tenant as soon as approved by Landlord and Tenant, Landlord shall promptly submit such Final TI Plans to all appropriate governmental agencies for approval. The Final TI Plans so approved, and all change orders specifically permitted by this Agreement, are referred to herein as the “ Approved TI Plans ” and shall become part of this Lease as though set forth in full

3.5 Changes to Tenant Improvements . Any changes to the Final TI Plans or the Approved TI Plans (each, a “ TI Change ”) requested by Landlord or Tenant (other than TI Permitted Changes made by Landlord) shall be requested and instituted in accordance with the provisions of this Article 3 and shall be subject to the written approval of the other party in accordance with this Work Letter and the provisions of Article 44 of the Lease.

(a) TI Changes Requested by Tenant .

(i) TI Tenant Change Order Request . Tenant may request TI Changes after Tenant approves the Final TI Plans or the Approved TI Plans, as applicable, by notifying Landlord thereof in writing in substantially the same form as the AIA standard change order form (a “ TI Tenant Change Order Request ”), which TI Tenant Change Order Request shall detail the nature and extent of any requested TI Changes, including, without limitation, (a) the TI Change, (b) the party required to perform the TI Change, and (c) any modification of the Final TI Plans or the Approved TI Plans, as applicable, or the respective Schedule necessitated by the TI Change. If the nature of a TI Change requires revisions to the Final TI Plans or the Approved TI Plans, as applicable, then Tenant shall be solely responsible for the cost and expense of such revisions but

 

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may apply the TI Allowance to the same. Tenant shall deposit with Landlord the additional cost and expense payable by Landlord, as reasonably estimated by Landlord, to complete the Tenant Improvements due to a Tenant-requested TI Change within ten (10) days of receiving Landlord’s approval of such TI Change (the “ TI Deposit ”) if the TI Allowance is exhausted. In the event such deposit is not sufficient to cover the approved TI Change, Tenant shall reimburse Landlord the difference between the actual cost of such TI Change and the TI Deposit. Tenant shall have the right to apply the Additional Allowance towards the TI Deposit. TI Tenant Change Order Requests shall be signed by Tenant’s Authorized Representative.

(ii) Landlord’s Approval of TI Changes . All Tenant-requested TI Changes shall be subject to Landlord’s prior written approval, which shall not be unreasonably withheld, conditioned or delayed. Landlord shall have ten (10) days after receipt of a TI Tenant Change Order Request to notify Tenant in writing of Landlord’s approval or disapproval of any such Tenant-requested TI Change. If Landlord does not disapprove in writing a TI Tenant Change Order Request, then such TI Tenant Change Order Request shall be deemed approved.

(b) TI Changes Requested by Landlord .

(i) TI Landlord Change Order Request . Tenant’s consent shall not be required in connection with Landlord-requested TI Permitted Changes to the Tenant Improvements. Other than TI Permitted Changes, Landlord may request TI Changes after Tenant approves the Approved TI Plans by notifying Tenant thereof in writing in substantially the same form as the AIA standard change order form (a “ TI Landlord Change Order Request ”), which TI Landlord Change Order Request shall detail the nature and extent of any requested TI Changes, including, without limitation, (a) the TI Change, (b) the party required to perform the TI Change, and (c) any modification of the Approved TI Plans or the respective Schedule necessitated by the TI Change. If the nature of a TI Change requires revisions to the Approved TI Plans, then Landlord shall be solely responsible for the cost and expense of such revisions.

(ii) Tenant’s Approval of TI Change . Tenant shall have ten (10) days after receipt of a TI Landlord Change Order Request to notify Landlord in writing of Tenant’s approval or rejection of the Landlord-requested TI Change, which approval shall not be unreasonably withheld, conditioned or delayed. Tenant’s failure to respond within such ten (10) day period shall be deemed approval by Tenant.

(c) TI Permitted Changes . For purposes of this Work Letter, a “ TI Permitted Change ” shall mean: (a) minor field changes; (b) changes required by Governmental Authority; (c) any other changes that: (1) do not materially and adversely affect Tenant’s requirements for the Tenant Improvements or the building structure, roof, or building service equipment to be constructed as part of the Tenant Improvements, and (2) do not materially change the size, cost, configuration, or overall appearance of the Tenant Improvements or Tenant’s ability to operate its business in the Building or use the Premises for the Permitted Use; and (d) ordinary development of the Approved TI Plans in a manner not inconsistent with the Approved TI Plans. In no event may Landlord make any change whatsoever to the TI Plans if the same increases Tenant’s costs, unless consented to by Tenant.

 

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4. Requests for Consent . Except as otherwise provided in this Work Letter, Tenant shall respond to all requests for consents, approvals or directions made by Landlord pursuant to this Work Letter within (10) days following Tenant’s receipt of such request. Tenant’s failure to respond within such ten (10) day period shall be deemed approval by Tenant.

5. Miscellaneous .

5.1 Headings, Etc . Where applicable in this Work Letter, the singular includes the plural and the masculine or neuter includes the masculine, feminine and neuter. The section headings of this Work Letter are not a part of this Work Letter and shall have no effect upon the construction or interpretation of any part hereof.

5.2 Time of the Essence . Time is of the essence with respect to the performance of every provision of this Work Letter in which time of performance is a factor.

5.3 Covenants . Each provision of this Work Letter performable by Landlord or Tenant shall be deemed both a covenant and a condition.

5.4 Consent . Whenever consent or approval of either party is required, that party shall not unreasonably withhold such consent or approval, except as may be expressly set forth to the contrary.

5.5 Entire Agreement . The terms of this Work Letter are intended by the parties as a final expression of their agreement with respect to the terms as are included herein, and may not be contradicted by evidence of any prior or contemporaneous agreement, other than the Lease.

5.6 Invalid Provisions . Any provision of this Work Letter that shall prove to be invalid, void or illegal shall in no way affect, impair or invalidate any other provision hereof, and all other provisions of this Work Letter shall remain in full force and effect and shall be interpreted as if the invalid, void or illegal provision did not exist.

5.7 Construction . The language in all parts of this Work Letter shall be in all cases construed as a whole according to its fair meaning and not strictly for or against either Landlord or Tenant.

5.8 Assigns . Each of the covenants, conditions and agreements herein contained shall inure to the benefit of and shall apply to and be binding upon the parties hereto and their respective heirs; legatees; devisees; executors; administrators; and permitted successors, assigns, sublessees. Nothing in this Section 5.8 shall in any way alter the provisions of the Lease restricting assignment or subletting.

5.9 Authority . Each of Tenant and Landlord warrant that the individual or individuals signing this Work Letter on its behalf have the power, authority and legal capacity to sign this Work Letter on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint venturers or other organizations and entities on whose behalf said individual or individuals have signed.

 

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5.10 Counterparts . This Work Letter may be executed in one or more counterparts, each of which, when taken together, shall constitute one and the same document.

IN WITNESS WHEREOF, Landlord and Tenant have executed this Work Letter to be effective on the date first above written.

 

LANDLORD :

BMR-530 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

By:

 

Name:

 

Title:

 

TENANT :

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

By:

 

Name:

 

Title:

 

 

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EXHIBIT A-1

CORE AND SHELL WORK SCHEDULE

 

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EXHIBIT A-2

TENANT IMPROVEMENTS SCHEDULE

 

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EXHIBIT B

PLANS AND SPECIFICATIONS

The Contract Documents include the following:

Geotechnical Report :

Geotechnical Report by Terra Associates dated November 7, 2005

Specifications :

Fairview Research Center Project Manual dated 9/22/06

 

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LOGO


LOGO


 

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EXHIBIT C

TENANT WORK PLANS

Tenant shall provide a full set of design drawings, plans and specifications as reasonably required by Landlord.


EXHIBIT H

FORM OF LETTER OF CREDIT

[On letterhead or L/C letterhead of Issuer.]

LETTER OF CREDIT

Date:             , 200    

 

 

(the “ Beneficiary ”)

 

 

Attention:

 

L/C. No.:

 

Loan No. :

 

Ladies and Gentlemen:

We establish in favor of Beneficiary our irrevocable and unconditional Letter of Credit numbered as identified above (the “ L/C ”) for an aggregate amount of $        , expiring at     :00 p.m. on          or, if such day is not a Banking Day, then the next succeeding Banking Day (such date, as extended from time to time, the “ Expiry Date ”). “ Banking Day ” means a weekday except a weekday when commercial banks in              are authorized or required to close.

We authorize Beneficiary to draw on us (the “ Issuer ”) for the account of              (the “ Account Party ”), under the terms and conditions of this L/C.

Funds under this L/C are available by presenting the following documentation (the “ Drawing Documentation ”): (a) the original L/C and (b) a sight draft substantially in the form of Exhibit A , with blanks filled in and bracketed items provided as appropriate. No other evidence of authority, certificate, or documentation is required.

Drawing Documentation must be presented at Issuer’s office at                      on or before the Expiry Date by personal presentation, courier or messenger service, or fax. Presentation by fax shall be effective upon electronic confirmation of transmission as evidenced by a printed report from the sender’s fax machine. After any fax presentation, but not as a condition to its effectiveness, Beneficiary shall with reasonable promptness deliver the original Drawing Documentation by any other means. Issuer will on request issue a receipt for Drawing Documentation.

We agree, irrevocably, and irrespective of any claim by any other person, to honor drafts drawn under and in conformity with this L/C, within the maximum amount of this L/C, presented to us on or before the Expiry Date, provided we also receive (on or before the Expiry Date) any other Drawing Documentation this L/C requires.

 

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We shall pay this L/C only from our own funds by check or wire transfer, in compliance with the Drawing Documentation.

If Beneficiary presents proper Drawing Documentation to us on or before the Expiry Date, then we shall pay under this L/C at or before the following time (the “ Payment Deadline ”): (a) if presentment is made at or before noon of any Banking Day, then the close of such Banking Day; and (b) otherwise, the close of the next Banking Day. We waive any right to delay payment beyond the Payment Deadline. If we determine that Drawing Documentation is not proper, then we shall so advise Beneficiary in writing, specifying all grounds for our determination, within one Banking Day after the Payment Deadline.

Partial drawings are permitted. This L/C shall, except to the extent reduced thereby, survive any partial drawings.

We shall have no duty or right to inquire into the validity of or basis for any draw under this L/C or any Drawing Documentation.

The Expiry Date shall automatically be extended by one year (but never beyond              the “ Outside Date ”) unless, on or before the date sixty (60) days before any Expiry Date, we have given Beneficiary notice that the Expiry Date shall not be so extended (a “ Nonrenewal Notice ”). We shall promptly upon request confirm any extension of the Expiry Date under the preceding sentence by issuing an amendment to this L/C, but such an amendment is not required for the extension to be effective. We need not give any notice of the Outside Date.

Beneficiary may from time to time without charge transfer this L/C, in whole but not in part, to any transferee (the “ Transferee ”). Issuer shall look solely to Account Party for payment of any fee for any transfer of this L/C. Such payment is not a condition to any such transfer. Beneficiary or Transferee shall consummate such transfer by delivering to Issuer the original of this L/C and a Transfer Notice substantially in the form of Exhibit B , purportedly signed by Beneficiary, and designating Transferee. Issuer shall promptly reissue or amend this L/C in favor of Transferee as Beneficiary. Upon any transfer, all references to Beneficiary shall automatically refer to Transferee, who may then exercise all rights of Beneficiary. Issuer expressly consents to any transfers made from time to time in compliance with this paragraph.

Any notice to Beneficiary shall be in writing and delivered by hand with receipt acknowledged or by overnight delivery service such as FedEx (with proof of delivery) at the above address, or such other address as Beneficiary may specify by written notice to Issuer. A copy of any such notice shall also be delivered, as a condition to the effectiveness of such notice, to:              (or such replacement as Beneficiary designates from time to time by written notice).

No amendment that adversely affects Beneficiary shall be effective without Beneficiary’s written consent.

 

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This L/C is subject to and incorporates by reference: (a) the Uniform Customs and Practice for Documentary Credits, International Chamber of Commerce Publication No. 500 (the “ UCP ”); and (b) to the extent not inconsistent with the UCP, Article 5 of the Uniform Commercial Code of the State of New York.

 

Very truly yours,
[Issuer Signature]

 

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EXHIBIT A

FORM OF SIGHT DRAFT

[BENEFICIARY LETTERHEAD]

TO:

[Name and Address of Issuer]

SIGHT DRAFT

AT SIGHT, pay to the Order of                     , the sum of                      United States Dollars ($        ). Drawn under [Issuer] Letter of Credit No.          dated                     .

[Issuer is hereby directed to pay the proceeds of this Sight Draft solely to the following account:                             -]

[Name and signature block, with signature or purported signature of Beneficiary]

 

Date:

 

 

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EXHIBIT B

FORM OF TRANSFER NOTICE

[BENEFICIARY LETTERHEAD]

TO :

[Name and Address of Issuer] (the “ Issuer ”)

TRANSFER NOTICE

By signing below, the undersigned, Beneficiary (the “ Beneficiary ”) under Issuer’s Letter of Credit No.          dated                      (the “ L/C ”), transfers the L/C to the following transferee (the “ Transferee ”):

[Transferee Name and Address]

The original L/C is enclosed. Beneficiary directs Issuer to reissue or amend the L/C in favor of Transferee as Beneficiary. Beneficiary represents and warrants that Beneficiary has not transferred, assigned, or encumbered the L/C or any interest in the L/C, which transfer, assignment, or encumbrance remains in effect.

[Name and signature block, with signature or purported signature of Beneficiary]

 

Date:

 

 

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EXHIBIT I

FORM OF ADDITIONAL TI ALLOWANCE ACCEPTANCE LETTER

[TENANT LETTERHEAD]

BMR-530 Fairview Avenue LLC

17140 Bernardo Center Drive, Suite 222

San Diego, California 92128

Attn: General Counsel/Real Estate

[Date]

Re: Additional Allowance

To Whom It May Concern:

This letter concerns that certain Lease dated as of October 19, 2007 (the “ Lease ”), between BMR-530 FAIRVIEW AVENUE LLC (“ Landlord ”) and NANOSTRING TECHNOLOGIES, INC., (“ Tenant ”). Capitalized terms not otherwise defined herein shall have the meanings given them in the Lease.

Tenant hereby notifies Landlord that it wishes to exercise its right to utilize $         of the Additional Allowance pursuant to Section 4.2.3 of the Lease.

If you have any questions, please do not hesitate to call [            ] at ([            ]) [            ]-[            ]

 

Sincerely,
[Name]
[Title of Authorized Signatory]

 

Cc: Greg Lubushkin
John Wilson
Kevin Simonsen

 

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EXHIBIT J

FORM OF HOLDOVER SIDE LETTER

 

J-1


BMR-201 Elliott Avenue LLC

17140 Bernardo Center Drive, Suite 222

San Diego, California 92128

Phone: (858) 485-9840

Facsimile: (858) 485-9843

October 19, 2007

Nanostring Technologies, Inc.

201 Elliott Ave, W. Suite 300

Seattle, Washington 98119

Attn: Wayne Burns

Re: Leases for Fairview Research Center and 201 Elliott Avenue

Dear Mr. Burns:

This letter agreement is written in connection with (a) that certain lease dated as of the date hereof for the building to be constructed at 530 Fairview Avenue, Seattle, Washington (the “New Building Lease”) by and between BMR-530 Fairview Avenue LLC, as landlord (“Landlord”), and Nanostring Technologies, Inc., as tenant (“Tenant”), (b) that certain Lease Agreement (the “Existing Master Lease”) dated August 20, 2002 by and between BMR¬201 Elliott Avenue LLC (successor-in-interest to Elliott Park LLC), as landlord (“Master Landlord”) and Cell Therapeutics, Inc., as tenant (“Cell Therapeutics”), and (c) that certain Sublease (the “Existing Sublease”) dated as of October 6, 2004, as amended, and Service Agreement (“Service Agreement) with an effective date of October 15, 2004, both by and between Cell Therapeutics, as sublessor, and Tenant, as sublessee.

Master Landlord currently leases certain space on the first, third, fourth and fifth floors of the building (the “Building”) located at 201 Elliott Avenue, W. Suite 300, Seattle, Washington (the “Master Leased Premises”) to Cell Therapeutics pursuant to the Master Lease, and Cell Therapeutics currently subleases a certain portion of the Master Leased Premises located on the third floor of such building (the “Existing Premises”) to Nanostring Technologies, Inc. pursuant to the Existing Sublease. Pursuant to the Existing Master Lease and the Existing Sublease, the Existing Master Lease and the Existing Sublease will expire on January 31, 2008 (the “Existing Lease Expiration Date”).

Notwithstanding the foregoing, and in consideration of Tenant’s entering into the New Building Lease (Master Landlord acknowledges that it will receive a direct or indirect benefit from Tenant’s entering into the New Building Lease), Master Landlord shall permit Tenant to continue to occupy and use the Existing Premises for the time period (such time period being referred to herein as the “Gap Period”) beginning on the Existing Lease Expiration Date and ending on the “Term Commencement Date” (as such term is defined in, and may be adjusted under, the New Building Lease) on the same terms and conditions as the Existing Sublease (as if the Existing Sublease were a direct lease between Tenant and Master Landlord); provided, however, that Tenant shall not be


obligated to pay any Base Rent (as such term is defined in the Existing Sublease) for the Gap Period; provided, further, if the New Building Lease terminates before the Term Commencement Date, then Tenant’s right to occupy the Existing Premises shall terminate effective on the later of (a) fifteen days after the New Building Lease terminates or (b) the Existing Lease Expiration Date; provided that if such termination is primarily due to Landlord’s default or breach of the New Building Lease, then such right of Tenant to occupy the Existing Premises shall terminate on the date that is twelve (12) months after the date of termination of the New Building Lease. For the avoidance of doubt, the parties agree that Tenant shall remain obligated during the Gap Period to perform the following obligations, among other obligations, as set forth in the Sublease (except that such obligations shall be performed for the benefit of Master Landlord rather than Cell Therapeutics): (i) to pay Tenant’s pro rata share of all Taxes and Operating Costs (as such terms are defined in the Existing Sublease) for the Existing Premises (with the exception of any Taxes or Operating Costs for the Existing Premises directly or indirectly and primarily attributable to Master Landlord’s planned improvements to the Existing Premises) as required by Section 2.3 of the Existing Sublease during the Gap Period (except that Tenant should pay such amounts to Landlord rather than Cell Therapeutics), (ii) to maintain the insurance required by Section 5.4 of the Existing Sublease and (iii) to satisfy any other obligations under the Existing Sublease related to Tenant’s occupancy of the Existing Premises during the Gap Period. Similarly, during the Gap Period, Master Landlord shall continue to provide for the benefit of Tenant rather than Cell Therapeutics all services that Master Landlord is required to provide to Cell Therapeutics under the Existing Master Lease with respect to the Existing Premises (as if the time of the Master Lease were extended for the Gap Period), and Tenant shall enjoy and be entitled to all of the benefits and rights to which Cell Therapeutics is entitled under the Existing Master Lease (as if the term of the Master Lease were extended for the Gap Period), including without limitation (i) all rights and protections benefiting the tenant under Section 6 of the Existing Master Lease; (ii) all services and utilities as required by Section 7 of the Existing Master Lease (including without limitation the provision of electrical, water, HVAC, janitorial and security services), (iii) the audit right set forth in Section 8.4 of the Existing Master Lease, (iv) the waiver of subrogation set forth in Section 12 of the Existing Master Lease, (v) the indemnification provisions of Section 13 of the Existing Master Lease, (vi) the default and remedy provisions of Section 19.10 of the Existing Master Lease, and (vii) parking spaces as required by Section 29 of the Existing Master Lease.

The parties further understand, agree and acknowledge that Master Landlord may make certain improvements to the Building (other than the Existing Premises) during the Gap Period (the “Improvements”), and that the nature of the Improvements may interfere with Tenant’s use of the Existing Premises as permitted by the terms of the Existing Sublease, including through the introduction of noise, vibration and dirt into the Existing Premises; provided , however , Master Landlord shall not unnecessarily disturb Tenant’s access to the Existing Premises. Tenant knowingly and voluntarily assumes the risk of, and agrees that Master Landlord shall not be liable to Tenant for, any consequential or other damages arising in connection with the Improvements, and Tenant further waives any claim for injury, loss of income or other damages relating to the Improvements. Landlord will endeavor to keep Tenant informed of the progress of the Improvements to the extent they may interfere with Landlord’s operations and to reasonably cooperate with Tenant to avoid unnecessary disruption to Tenant’s operations.


So long as Tenant is not in default beyond applicable notice and cure periods under the Existing Sublease, Tenant’s peaceable and quiet enjoyment of the Existing Premises shall not be disturbed by Master Landlord or anyone claiming by or through Master Landlord.

Notwithstanding anything to the contrary, upon the expiration of the Gap Period, Tenant shall surrender the Existing Premises to Landlord in its as-is condition, without any obligation to remove or restore any improvements or alterations to the Existing Premises. Tenant shall be entitled to remove any equipment, fixtures or trade fixtures from the Existing Premises at Tenant’s election. At least ten (10) days prior to Tenant’s surrender of possession of the Existing Premises, Tenant shall provide Landlord with a facility decommissioning report for the Existing Premises (“Exit Survey”) in order to verify that Tenant has left the Existing Premises free of environmental conditions in violation of applicable laws. Tenant agrees to remain responsible after the surrender of the Existing Premises for the remediation of any environmental conditions in the Existing Premises in violation of law that are set forth in the Exit Survey as well as compliance with any reasonable recommendations set forth in the Exit Survey. However, notwithstanding the foregoing, Tenant shall not be responsible for environmental conditions in the Existing Premises that were not caused by Tenant or Tenant’s agents, contractors or employees. Tenant’s obligations under this paragraph shall survive the expiration or earlier termination of the New Building Lease or this letter agreement.

If legal proceedings are initiated to enforce any term of this letter agreement or for the breach of any covenant or condition of this letter agreement, the prevailing party shall be entitled to recover reasonable attorneys’ fees and costs of suit to be fixed by the court.

Please cause an authorized representative of Tenant to execute this Letter Agreement in the place provided below to indicate Tenant’s agreement with the terms and conditions set forth herein.

 

Very truly yours,

BMR-201 ELLIOTT AVENUE LLC,

a Delaware limited liability, company

By:

/s/ Kent Griffin

Name:

Kent Griffin

Title:

CFO

 

ACCEPTED AND AGREED:

NANOSTRING TECHNOLOGIES, INC.

a Delaware corporation

By:

/s/ Wayne Burns

Name:

Wayne Burns

Title:

CFO

 

cc: Steven Levine, Esq.
Kevin Simonsen
Chris Elmendorf


EXHIBIT K

[INTENTIONALLY DELETED]


EXHIBIT L

WARM SHELL WORK

 

Roofing

Miscellaneous roofing as needed
Walkway pads to base building mechanical equipment

Common Areas

Finished first floor lobby
Parking level 1 restroom/shower and janitor closet
Finished exit stairways

Tenant Areas

Rated shafts per plans

Plumbing

Sanitary waste system and risers tee’d and capped at each floor
Domestic water distribution - a domestic water riser will be provided with a T connection that will be valved and capped to each floor
Lab water distribution - Lab hot and cold water systems will be provided with a T connection that will be valved and capped to each floor.

Gas

Gas riser to penthouse

H.V.A.C

Central HVAC system providing 100% outside air for tenant use. A base design of 1 CFM/sf to support lab or office use is available to each floor.
Exhaust capacity for common areas & toilets per code
Exhaust capacity for office and lab
Supply and exhaust duct risers provided
Hydronic systems - Hot and cold hydronic connections will be provided with a T connection that will be valved and capped to each floor.
Automatic temperature control system - Building Management System is installed for the base building systems
Network communication riser provided for tenant access to Building Management System

Electrical

400 amp 480/277 Volt panel is provided on each floor.
Electrical closets on tenant floors
A central fire alarm system is provided with a connection J-box at each floor for tenant use
Empty telephone/data conduits from telecom room distributed to each floor

Security

Card access at bldg entries and w/in elevators, and stairwells
Security system for base bldg area

Many of the warm shell improvements identified above are illustrated in the sets of plans from Mithun Architects, entitled Warm Shell Revision dated August 6, 2007. Tenant shall have access to said plans upon request.

Landlord may include other improvements (“Warm Shell Additions”), not described above, in the Warm Shell Work, so long as the Warm Shell Additions are (i) of common service to all floors in the building and (ii) do not exceed, in the aggregate, a cost of $5.00 per rentable square foot of the building.


FIRST AMENDMENT TO LEASE

THIS FIRST AMENDMENT TO LEASE (this “ Amendment ”) is entered into as of this 21 st day of May, 2009, by and between BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), and NANOSTRING TECHNOLOGIES, INC. (“ Tenant ”).

RECITALS

A. WHEREAS, Landlord and Tenant entered into that certain Lease dated as of October 19, 2007 (as the same may have been amended, supplemented or otherwise modified from time to time, the “ Lease ”), whereby Tenant leases certain premises (the “ Premises ”) from Landlord at 530 Fairview Avenue in Seattle, Washington (the “ Building ”); and

B. WHEREAS, Landlord and Tenant desire to modify and amend the Lease only in the respects and on the conditions hereinafter stated.

AGREEMENT

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows:

1. Definitions . For purposes of this Amendment, capitalized terms shall have the meanings ascribed to them in the Lease unless otherwise defined herein. The Lease, as amended by this Amendment, shall be referred to herein as the “ Amended Lease .”

2. Sales Tax .

a. Retail sales tax otherwise applicable to portions of construction of the Building and Tenant Improvements and other improvements made or requested by Tenant may be eligible for deferral pursuant to RCW 82.63 (the “ Sales Tax Deferral ”) as a result of the uses of the Premises intended by Tenant. Landlord shall make application with the Washington State Department of Revenue (the “ State ”) for the Sales Tax Deferral with respect to work to be performed and paid for by Landlord pursuant to the Amended Lease. When the State has determined the final amount of the sales tax which Landlord may defer pursuant to the Sales Tax Deferral Program, Landlord will provide Tenant with written notice of such amount.

b. Tenant agrees if a subsequent audit by the State determines that (a) because Tenant’s use of the Premises has changed or (b) for any other reason, any of the sales tax previously deferred pursuant to the Sales Tax Deferral is now due and owing to the State, then Tenant shall pay to Landlord, within ten (10) days following the date Landlord notifies Tenant of any such determination by the State, an amount equal to the amount required to be paid to the State, including any penalties and interest due to the State; provided that Tenant may conduct a good faith contest of any such determination by the State in accordance with appropriate administrative procedures so long as payment of the amount claimed by the State is stayed during the conduct of the contest. If Tenant desires to dispute the amount claimed by the


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SECOND AMENDMENT TO LEASE

THIS SECOND AMENDMENT TO LEASE (this “ Amendment ”) is entered into as of this 16 day of June, 2010, by and between BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”).

RECITALS

A. WHEREAS, Landlord and Tenant entered into that certain Lease dated as of October 19, 2007, as amended by that certain First Amendment to Lease dated as of May 21, 2009 (collectively, the “ Lease ”), whereby Tenant leases certain premises from Landlord at 530 Fairview Avenue in Seattle, Washington (the “ Building ”);

B. WHEREAS, Tenant received from Landlord a Notice of Offer pursuant to Article 43 of the Lease and elected to exercise its Right of First Refusal with respect to the Available Premises (as defined in the Lease) on the first floor of the Building, subject to the modification of such Notice of Offer pursuant to the terms and conditions provided herein; and

C. WHEREAS, Tenant desires to lease from Landlord and Landlord desires to lease to Tenant the 1st Floor Premises (as defined below); and

D. WHEREAS, Landlord and Tenant desire to modify and amend the Lease only in the respects and on the conditions hereinafter stated.

AGREEMENT

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows:

1. Definitions . For purposes of this Second Amendment, capitalized terms shall have the meanings ascribed to them in the Lease unless otherwise defined herein.

2. Original Premises . Pursuant to Section 9.5 of the Lease, Landlord has made a reconciliation measurement of the Original Premises and the parties acknowledge and agree that the Original Premises contain seventeen thousand seven hundred fifty-six (17,756) square feet of Rentable Area. The foregoing total rentable area of the Original Premises includes a nine hundred four (904) square foot increase to the Rentable Area of the Original Premises. Landlord and Tenant acknowledge that Landlord’s obligation to expend the TI Allowance has expired and therefore shall not be adjusted in accordance with the reconciliation measurement of the Premises.

3. 1st Floor Premises . Effective as of the 1st Floor Premises Commencement Date (as defined below), Landlord hereby leases to Tenant and Tenant hereby leases from Landlord approximately five thousand six hundred seventy-seven (5,677) square feet of Rentable Area, located on the first floor of the Building as shown on Exhibit A attached hereto (the “ 1 st Floor Premises ”), but during the Interim Term, Tenant shall pay Basic Annual Rent and Tenant’s Pro

 

BMR form dated 8/21/09


CALIFORNIA ALL-PURPOSE

CERTIFICATE OF ACKNOWLEDGMENT

State of California

County of San Diego

On Feb. 8, 2011 before me, Christy Bartlett, Notary Public

(Here insert name and title of the officer)

personally appeared Kevin Simonsen

who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her /their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

 

WITNESS my hand and official seal.    

LOGO

/s/ Christy D. Bartlett    
Signature of Notary Public     (Notary Seal)

 

 

ADDITIONAL OPTIONAL INFORMATION

 

 

DESCRIPTION OF THE ATTACHED DOCUMENT

 

(Title or description of attached document)

 

(Title or description of attached document continued)

 

Number of Pages      Document Date                                 

 

(Additional information)

 

 

CAPACITY CLAIMED BY THE SIGNER

 

  ¨ Individual (s)

 

  ¨ Corporate Officer

_________________

                         (Title)

 

  ¨ Partner(s)

 

  ¨ Attorney-in-Fact

 

  ¨ Trustee(s)

 

  ¨ Other                                              

 

INSTRUCTIONS FOR COMPLETING THIS FORM

Any acknowledgment completed in California must contain verbiage exactly as appears above in the notary section or a separate acknowledgment form must be properly completed and attached to that document. The only exception is if a document is to be recorded outside of California. In such instances, any alternative acknowledgment verbiage as may be printed on such a document so long as the verbiage does not require the notary to do something that is illegal for a notary in California (i.e. certifying the authorized capacity of the signer). Please check the document carefully for proper notarial wording and attach this form if required.

 

    State and County information must be the State and County where the document signer(s) personally appeared before the notary public for acknowledgment.
    Date of notarization must be the date that the signer(s) personally appeared which must also be the same date the acknowledgment is completed.
    The notary public must print his or her name as it appears within his or her commission followed by a comma and then your title (notary public).
    Print the name(s) of document signer(s) who personally appear at the time of notarization.
    Indicate the correct singular or plural forms by crossing off incorrect forms (i.e. he/she/they, is /are) or circling the correct forms. Failure to correctly indicate this information may lead to rejection of document recording.
    The notary seal impression must be clear and photographically reproducible. Impression must not cover text or lines. If seal impression smudges, re-seal if a sufficient area permits, otherwise complete a different acknowledgment form.
    Signature of the notary public must match the signature on file with the office of the county clerk.
  v Additional information is not required but could help to ensure this acknowledgment is not misused or attached to a different document.
  v Indicate title or type of attached document, number of pages and date.
  v Indicate the capacity claimed by the signer. If the claimed capacity is a corporate officer, indicate the title (i.e. CEO, CFO, Secretary).
    Securely attach this document to the signed document
 


THIRD AMENDMENT TO LEASE

THIS THIRD AMENDMENT TO LEASE (this “ Amendment ”) is entered into as of this 4 th day of February, 2011 (the “ Execution Date ”), by and between BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”).

RECITALS

A. WHEREAS, Landlord and Tenant entered into that certain Lease dated as of October 19, 2007 (the “ Original Lease ”), as amended by that certain First Amendment to Lease dated as of May 21, 2009 (the “ First Amendment ”), and that certain Second Amendment to Lease dated as of June 16, 2010 (collectively, and as the same may have been further amended, supplemented or modified from time to time, the “ Lease ”), whereby Tenant leases certain premises (the “ Original Premises ”) from Landlord at 530 Fairview Avenue in Seattle, Washington (the “ Building ”);

B. WHEREAS, Landlord desires to lease additional premises to Tenant;

C. WHEREAS, Landlord and Tenant desire to extend the Term;

D. WHEREAS, Tenant desires to surrender the 1 st Floor Premises; and

E. WHEREAS, Landlord and Tenant desire to modify and amend the Lease only in the respects and on the conditions hereinafter stated.

AGREEMENT

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows:

1. Definitions . For purposes of this Amendment, capitalized terms shall have the meanings ascribed to them in the Lease unless otherwise defined herein. The Lease, as modified by this Amendment, is referred to herein as the “ Amended Lease .”

2. 3 rd Floor Premises . Effective as of the dates specified in Section 5 below (the “ Commencement Dates ”), Landlord leases to Tenant and Tenant leases from Landlord eighteen thousand five hundred twelve (18,512) square feet of Rentable Area, consisting of the entire 3 rd floor of the Building, as depicted on Exhibit A attached hereto (the “ 3 rd Floor Premises ”). From and after each Commencement Date, the term “ Premises ,” as used in the Amended Lease, shall mean the Original Premises (subject to deletion of the 1 st Floor Premises pursuant to Section 8 below) plus the applicable portion(s) of the 3 rd Floor Premises. For the sake of clarity, (a) Tenant shall be entitled to lease from Landlord on a monthly basis from time to time throughout the Term (as extended hereby) up to one (1) parking space (located in the Building garage) per one thousand (1,000) square feet of Rentable Area of the 3 rd Floor Premises, in accordance with Section 16.2 of the Original Lease, and (b) the Option shall apply to all Premises then leased pursuant to the Amended Lease.

 

BMR form dated 12/21/10


 

LOGO


FOURTH AMENDMENT TO LEASE

THIS FOURTH AMENDMENT TO LEASE (this “ Fourth Amendment ”) is entered into as of this 28 th day of May, 2012, by and between BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”).

RECITALS

A. WHEREAS, Landlord and Tenant entered into that certain Lease dated as of October 19, 2007 (the “ Original Lease ”), as amended by that certain First Amendment to Lease dated as of May 21, 2009 (the “ First Amendment ”), that certain Second Amendment to Lease dated as of June 16, 2010 (the “ Second Amendment ”) and that certain Third Amendment to Lease dated as of February 4, 2011 (the “ Third Amendment ,” and together with the Original Lease, First Amendment and Second Amendment, and as the same may have been further amended, amended and restated, supplemented or modified from time to time, the “ Lease ”), whereby Tenant leases certain premises (the “ Premises ”) from Landlord at 530 Fairview Avenue in Seattle, Washington (the “ Building ”);

B. WHEREAS, the “Premises” currently consist of approximately twenty-eight thousand five hundred sixty-seven (28,567) square feet of Rentable Area, comprised of the following spaces: (i) approximately seventeen thousand seven hundred fifty-six (17,756) square feet of Rentable Area, which is the entire second (2 nd ) floor of the Building (the “ Original Premises ”), (ii) storage rooms 107 and 109 which are located on the first (1 st ) floor of the building (the “ Storage Rooms ”), but the square footage of such Storage Rooms is not included in the Rentable Area of the Premises, and (iii) approximately ten thousand eight hundred eleven (10,811) square feet of Rentable Area located on the third (3 rd ) floor of the Building (the “ 3 rd Floor Premises Phase 1 ”);

C. WHEREAS, Tenant has leased additional space from Landlord which shall be included as part of the “Premises” but the term of which has not yet commenced: (i) approximately four thousand twenty-eight (4,028) square feet of Rentable Area located on the third (3 rd ) floor of the Building (the “ 3 rd Floor Premises Phase 2 ”), the term of which shall commence on August 12, 2012 and (ii) approximately three thousand six hundred seventy-three (3,673) square feet of Rentable Area located on the third (3 rd ) floor of the Building (the 443rd Floor Premises Phase 3 ”), the term of which shall commence on February 12, 2013. The 3 rd Floor Premises Phase 1, the 3 rd Floor Premises Phase 2 and the 3 rd Floor Premises Phase 3 are collectively referred to as the “ 3 rd Floor Premises ”;

D. WHEREAS, Tenant desires to lease from Landlord and Landlord desires to lease to Tenant approximately six hundred seventeen (617) square feet of space located in the basement of the Building, as shown on Exhibit A attached hereto (the “ Basement Storage Premises ”); and

E. WHEREAS, Landlord and Tenant desire to modify and amend the Lease only in the respects and on the conditions hereinafter stated.

 

BMR form dated 10/12/11


IN WITNESS WHEREOF, Tenant has executed this Acknowledgment of Basement Storage Premises Commencement Date and Term Expiration Date as of the date first written above.

 

TENANT:

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

By:

 

Name:

 

Title:

 

 

C-3


FIFTH AMENDMENT TO LEASE

THIS FIFTH AMENDMENT TO LEASE (this “ Fifth Amendment ”) is entered into as of this 9th day of July, 2013, by and between BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”).

RECITALS

A. WHEREAS, Landlord and Tenant entered into that certain Lease dated as of October 19, 2007 (the “ Original Lease ”), as amended by that certain First Amendment to Lease dated as of May 21, 2009, that certain Second Amendment to Lease dated as of June 16, 2010 (the “ Second Amendment ”), that certain Third Amendment to Lease dated as of February 4, 2011 (the “ Third Amendment ”) and that certain Fourth Amendment to Lease dated as of May 31, 2012 (the “ Fourth Amendment ,” and together with the Original Lease, First Amendment, Second Amendment and Third Amendment, and, collectively, as the same may have been heretofore further amended, amended and restated, supplemented or modified from time to time, the “ Lease ”), whereby Tenant leases certain premises (the “ Premises ”) from Landlord at 530 Fairview Avenue in Seattle, Washington (the “ Building ”);

B. WHEREAS, Landlord desires to allow Tenant the ability to use a portion of the remaining 3rd Floor TI Allowance notwithstanding the fact that the deadline to use such funds has expired; and

C. WHEREAS, Landlord and Tenant desire to modify and amend the Lease only in the respects and on the conditions hereinafter stated.

AGREEMENT

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows:

1. Definitions . For purposes of this Fifth Amendment, capitalized terms shall have the meanings ascribed to them in the Lease unless otherwise defined herein. The Lease, as amended by this Fifth Amendment, is referred to herein as the “ Amended Lease .”

2. 3rd Floor TI Allowance . Tenant desires to install a cooling unit in Tenant’s server room within the Premises on the second floor of the Building (the “ Cooling Unit Work ”) and desires to use a portion of the 3rd Floor TI Allowance to perform the Cooling Unit Work. Landlord and Tenant acknowledge that, pursuant to the Work Letter attached as Exhibit C to the Third Amendment (the “ Third Amendment Work Letter ”) and Section 6.1 of the Third Amendment, the deadline for Tenant to apply for any portion of the 3rd Floor TI Allowance has passed. Notwithstanding the foregoing, Tenant shall have until July 31, 2013 to submit an Advance Request (as defined in the Third Amendment Work Letter), along with all other documentation required by Section 6.3 of the Third Amendment Work Letter, to apply for up to Twenty Thousand Seven

 

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Hundred Seventeen and 40/100 Dollars ($20,717.40) only (the “ Cooling Unit Work Amount ”) of the unused 3rd Floor TI Allowance for costs incurred in performance of the Cooling Unit Work; provided , however, that the Cooling Unit Work shall constitute Tis (as defined in Section 4.2 of the Third Amendment) and shall be performed by Tenant pursuant to and in accordance with the Third Amendment Work Letter and Article 4 of the Third Amendment. If Tenant has not submitted an Advance Request, along with all other documentation required by Section 6.3 of the Third Amendment Work Letter, for any portion of the Cooling Unit Work Amount by July 31, 2013, Landlord’s obligation to fund such costs shall expire. In no event shall any unused 3rd Floor TI Allowance (including the Cooling Unit Work Amount) entitle Tenant to a credit against Rent payable under the Amended Lease. Subject to the modifications in this Section, any disbursement by Landlord of the Cooling Unit Work Amount shall be subject to and governed by the Third Amendment Work Letter and Article 4 of the Third Amendment (for purposes of clarity, the Cooling Unit Work Amount shall constitute part of the 3rd Floor TI Allowance).

3. Authorized Representative . Landlord’s Authorized Representative, as defined in Section 1.1(a) of the Third Amendment Work Letter, is hereby amended to mean (a) Mike Ruhl as the person authorized to initial plans, drawings and approvals and to sign change orders pursuant to the Third Amendment Work Letter and (b) an officer of Landlord as the person authorized to sign any amendments to the Third Amendment Work Letter or the Amended Lease.

4. Broker . Tenant represents and warrants that it has not dealt with any broker or agent in the negotiation for or the obtaining of this Fifth Amendment and agrees to indemnify, defend and hold Landlord harmless from any and all cost or liability for compensation claimed by any such broker or agent employed or engaged by it or claiming to have been employed or engaged by it.

5. No Default . Tenant represents, warrants and covenants that, to the best of Tenant’s knowledge, Landlord and Tenant are not in default of any of their respective obligations under the Lease and no event has occurred that, with the passage of time or the giving of notice (or both) would constitute a default by either Landlord or Tenant thereunder.

6. Notices . Tenant confirms that, notwithstanding anything in the Lease to the contrary, notices delivered to Tenant pursuant to the Amended Lease should be sent to:

Nanostring Technologies, Inc.

Suite 2000

530 Fairview Avenue

Seattle, Washington 98109

Attn: Wayne Bums, Senior Vice President Operations/Administration;

with a copy to:

Wilson Sonsini Goodrich & Rosati

Suite 5100

701 Fifth Avenue

Seattle, Washington 98104

Attn: Patrick Schultheis.

 

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7. Effect of Amendment . Except as modified by this Fifth Amendment, the Lease and all the covenants, agreements, terms, provisions and conditions thereof shall remain in full force and effect and are hereby ratified and affirmed. The covenants, agreements, terms, provisions and conditions contained in this Fifth Amendment shall bind and inure to the benefit of the parties hereto and their respective successors and, except as otherwise provided in the Lease, their respective assigns. In the event of any conflict between the terms contained in this Fifth Amendment and the Lease, the terms herein contained shall supersede and control the obligations and liabilities of the parties. From and after the date hereof, the term “Lease” as used in the Lease shall mean the Lease, as modified by this Fifth Amendment.

8. Miscellaneous . This Fifth Amendment becomes effective only upon execution and delivery hereof by Landlord and Tenant. The captions of the paragraphs and subparagraphs in this Fifth Amendment are inserted and included solely for convenience and shall not be considered or given any effect in construing the provisions hereof. All exhibits hereto are incorporated herein by reference. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for a lease, and shall not be effective as a lease, lease amendment or otherwise until execution by and delivery to both Landlord and Tenant.

9. Counterparts . This Fifth Amendment may be executed in one or more counterparts, each of which, when taken together, shall constitute one and the same document.

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

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IN WITNESS WHEREOF, Landlord and Tenant have hereunto set their hands as of the date and year first above written, and acknowledge that they possess the requisite authority to enter into this transaction and to execute this Fifth Amendment.

LANDLORD:

BMR-530 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

 

By: /s/ Kevin M. Simonsen
Name: Kevin M. Simonsen
Title: VP, Real Estate Legal

TENANT:

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

 

By: /s/ Wayne D. Burns
Name: Wayne D. Burns
Title: Sr. VP, Operations & Administration

 

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SIXTH AMENDMENT TO LEASE

THIS SIXTH AMENDMENT TO LEASE (this “ Amendment ”) is entered into as of this 11 th day of September, 2014, by and between BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”).

RECITALS

A. WHEREAS, Landlord and Tenant entered into that certain Lease dated as of October 19, 2007 (the “ Original Lease ”);

B. WHEREAS, the Original Lease was amended by that certain First Amendment to Lease dated May 21, 2009 (“ First Amendment ”), that certain Second Amendment to Lease dated June 16, 2010 (“ Second Amendment ”), that certain Third Amendment to Lease dated February 4, 2011 (“ Third Amendment ”), that certain Fourth Amendment to Lease dated May 31, 2012 (“ Fourth Amendment ”), and that certain Fifth Amendment to Lease dated July 9, 2013 (“ Fifth Amendment ”; and together with the Original Lease, the First Amendment, the Second Amendment, the Third Amendment, and the Fourth Amendment, as the same may have been previously amended, amended and restated, supplemented or otherwise modified from time to time, the “ Lease ”);

C. WHEREAS, pursuant to the Lease, Tenant leases certain premises from Landlord in the building located at 530 Fairview Avenue North in Seattle, Washington (the “ Building ”), which premises are more particularly described in the Lease (the “ Premises ”);

D. WHEREAS, Landlord and Tenant acknowledge and agree that the Building and Premises may be remeasured, and the Rentable Area of each of them is subject to adjustment in accordance therewith;

E. WHEREAS, BMR-500 Fairview Avenue LLC, a Delaware limited liability company (together with its successors and assigns, “ Adjacent Building Landlord ”), an affiliate of Landlord, intends (but is not obligated) to construct a building (“ Adjacent Building ”) on the land adjacent to the Building, which adjacent land is located at 500 Fairview Avenue North in Seattle, Washington (“ Adjacent Property ”); and

F. WHEREAS, in connection with the planned construction of the Adjacent Building, Landlord and Tenant desire to, among other things, to clarify certain provisions regarding remeasurement of the Project (as defined below), Operating Expenses and the Project, and surrender of certain portions of the Premises, all on the terms and conditions as more particularly set forth herein.

 

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AGREEMENT

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows:

1. Definitions . For purposes of this Amendment, capitalized terms shall have the meanings ascribed to them in the Lease unless otherwise defined herein. The Lease, as amended by this Amendment, is referred to herein as the “ Amended Lease .”

2. Effectiveness . Completion of the Adjacent Building, as reasonably determined by Landlord, is a condition precedent to the effectiveness of Sections 3 , 4 , 5 , and 6 of this Amendment, and such Sections of this Amendment are effective on the date that Landlord so determines that completion of the Adjacent Building occurs (“ Adjacent Building Completion Date ”), and not until then.

3. Project Common Area . The defined term “ Project ” under the Lease is hereby amended and restated to mean the Property, the Adjacent Property, and all landscaping, parking facilities, private drives and other improvements and appurtenances related thereto, including the Building and, from and after the Adjacent Building Completion Date, the Adjacent Building. All portions of the Building that are from time to time designated by Landlord as being for the non-exclusive use of the tenants (or other occupants) of the Building only, and not the tenants (or other occupants) of the Project generally, such as service corridors, stairways, elevators, public restrooms and public lobbies (all to the extent located in the Building), are hereinafter referred to as “ Building Common Area .” All portions of the Project that are from time to time designated by the owner or ground lessee of such portion of the Project as being for the non-exclusive use of tenants of the Project generally, including driveways, sidewalks, parking areas, landscaped areas, service corridors, stairways, elevators, public restrooms and public lobbies (but excluding Building Common Area and areas from time to time designated by such owner or ground lessee as being for the exclusive use of tenants (or other occupants) of such portion of the Project), are hereinafter referred to as “ Project Common Area .” The defined term “ Common Area ” under the Lease is hereby amended and restated so as to reference the Building Common Area and Project Common Area, collectively.

4. Pro Rata Share .

(a) Tenant acknowledges that some or all of the Project, including the Building, may be remeasured in connection with the completion of construction of the Adjacent Building. In connection with any such remeasurement, the table in Section 2.2 of the Lease will be deleted and replaced with an appropriate replacement table with appropriate numbers to be completed by Landlord. Base Rent shall be neither increased nor decreased with respect to the Premises as a result of any remeasurement.

(b) Effective on the Adjacent Building Completion Date, Section 9.2 of the Lease is hereby amended by adding the following language at the end of such Section: “The Rentable Area of each other building in the Project will be determined in a similar manner.”

 

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(c) Effective on the Adjacent Building Completion Date, the Lease is hereby amended by adding the following language as new Section 9.7 :

“9.7 The Rentable Area of the Project is the total Rentable Area of all buildings within the Project.”

5. Operating Expenses . Section 8.1(a) of the Lease is hereby amended by replacing the second and third instances of the word, “Building”, with the word “Project”, and by adding the following language after the final paragraph thereof:

“Since the Project consists of multiple buildings, certain Operating Expenses may pertain to a particular building(s) and other Operating Expenses to the Project as a whole. Landlord reserves the right in its sole discretion to allocate any such costs applicable to any particular building within the Project to such building, and other such costs applicable to the Project to each building or certain buildings in the Project (which may include the Building), with the tenants in each building being responsible for paying their respective proportionate shares of such building costs to the extent required under their leases. Landlord shall allocate such costs to such buildings (including the Building) in a reasonable, non-discriminatory manner, and such allocation shall be binding on Tenant.”

6. Indemnity . Section 21.1 of the Lease is hereby replaced in its entirety with the following:

“Tenant agrees to indemnify, defend and save Landlord and Adjacent Building Landlord harmless from and against any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all reasonable expenses (including, without limitation, reasonable attorneys’ fees, charges and disbursements) incurred in investigating or resisting the same (collectively, “ Claims ”) arising from injury or death to any person or damage to any property occurring within or about the Premises, the Building, the Property, or the Project arising directly or indirectly out of Tenant’s or Tenant’s employees’, agents’ or guests’ use or occupancy of the Premises, the Building, the Property, or the Project or a breach or default by Tenant in the performance of any of its obligations hereunder except to the extent caused by Landlord’s breach of Lease, willful misconduct or gross negligence. Subject to Section 21.2, Landlord agrees to indemnify, defend and save Tenant harmless from and against any and all Claims arising from injury or death to any person or damage to any property occurring within or about the Premises, the Building or the Property to the extent that the same arise directly or indirectly out of the breach of Lease, willful misconduct or gross negligence of Landlord or Landlord’s employees, agents or guests, except to the extent caused by Tenant’s breach of Lease, willful misconduct or negligence.”

7. Work at the Project; Surrender of a Portion of the Premises . Tenant acknowledges and agrees that certain work may be performed at the Project, at Landlord’s sole

 

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and absolute discretion, with respect to construction and development of the Adjacent Building and additional Common Areas. Such work may be noisy and disruptive, and may create dust. Further, upon Landlord’s written notice thereof, that certain portion of the Premises which is more particularly depicted on Exhibit A hereto (“ Surrendered Space ”) shall be surrendered to Landlord and, at such time: (a) the Amended Lease shall terminate with respect to the Surrendered Space only; (b) the Surrendered Space shall no longer be deemed to be within the Premises; (c) the Surrendered Space shall be deemed to be Common Area; and (d) appropriate adjustments shall be made to the Amended Lease to reflect the foregoing, except that the Rentable Area of the Building, Premises and Project, Tenant’s Pro Rata Share of the Building and Project, and Additional Rent shall not be adjusted until the remeasurement contemplated by Section 4(a) is completed; further, Base Rent shall neither increase nor decrease with respect to the Premises as a result of such surrender or any remeasurement. In connection with all of the foregoing, Tenant hereby waives and releases Landlord from any and all claims or causes of action with respect to or otherwise arising from such work or the surrender of the Surrendered Space. Tenant acknowledges and agrees that no such disruption, noise, or surrender will be deemed a breach of the Amended Lease by Landlord, nor shall it be deemed a nuisance or interference with Tenant’s right to quiet enjoyment of the Premises or rights to the Common Area. In furtherance of the foregoing, in no event shall such work or surrender (x) cause Rent to abate under the Amended Lease (except as expressly set forth in this Section 7 ), (y) give rise to any claim by Tenant for damages or (z) constitute a forcible or unlawful entry, a detainer or an eviction of Tenant.

8. Broker . Tenant represents and warrants that it has not dealt with any broker or agent in the negotiation for or the obtaining of this Amendment and agrees to indemnify, defend and hold Landlord harmless from and against any and all costs or liabilities for compensation claimed by any such broker or agent employed or engaged by Tenant or claiming to have been employed or engaged by Tenant. Landlord agrees to indemnify, defend and hold Tenant harmless from any and all costs or liabilities for compensation claimed by any broker or agent, employed or engaged by Landlord or claiming to have been employed or engaged by Landlord.

9. No Default . Tenant represents, warrants and covenants that, to the best of Tenant’s actual knowledge, Tenant is not in default of any of its respective obligations under the Lease and no event has occurred that, with the passage of time or the giving of notice (or both), would constitute a default by Tenant thereunder.

10. Effect of Amendment . Except as modified by this Amendment, the Lease and all of the covenants, agreements, terms, provisions and conditions thereof shall remain in full force and effect and are hereby ratified and affirmed. The covenants, agreements, terms, provisions and conditions contained in this Amendment shall bind and inure to the benefit of the parties hereto and their respective successors and, except as otherwise provided in the Lease, their respective assigns. In the event of any conflict between the terms contained in this Amendment and the Lease, the terms herein contained shall supersede and control the obligations and liabilities of the parties. From and after the date hereof, the term “Lease” as used in the Amended Lease shall mean the Amended Lease. Except as set forth in the immediately preceding sentence, capitalized terms used in the Amended Lease that are defined herein will (effective as of the date hereof, or if the Amendment specifies a later date for the effectiveness of the provision that includes such definition, then as of such later date), have the meanings specified herein, even if such terms are defined in the Lease to have different meanings.

 

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11. Miscellaneous . No provision of this Amendment becomes effective before execution and delivery hereof by Landlord and Tenant. The captions of the paragraphs and subparagraphs in this Amendment are inserted and included solely for convenience and shall not be considered or given any effect in construing the provisions hereof. All exhibits hereto are incorporated herein by reference. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for a lease, and shall not be effective as a lease, lease amendment or otherwise until execution by and delivery to both Landlord and Tenant.

12. Counterparts . This Amendment may be executed in one or more counterparts, each of which, when taken together, shall constitute one and the same document.

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

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IN WITNESS WHEREOF, Landlord and Tenant have hereunto set their hands as of the date and year first above written, and acknowledge that they possess the requisite authority to enter into this transaction and to execute this Amendment.

LANDLORD :

BMR-530 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

 

By: /s/ Kevin M. Simonsen
Name: Kevin M. Simonsen
Title: VP, Real Estate Legal

State of California)

County of San Diego)

On                                  before me,                                  , personally appeared                                  , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s)is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature                                                   (Seal)

 

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TENANT :

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

 

By: /s/ Wayne Burns
Name:  
Title:  

State of WA)

County of King)

On 10 September 2014 before me, Wayne Burns , personally appeared before me , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s)is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature /s/ Susan R. Van Den Ameele (Seal)

 

LOGO

 

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EXHIBIT A

SURRENDERED SPACE

 

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LOGO

 

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LOGO

 

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State of California

) California All-Purpose
Certificate of Acknowledgement

County of San Diego

____________________________

)

On September 12, 2014 before me, Kristen M. White, Notary Public,                                                                         

(here insert name and title of the officer)

personally appeared Kevin Simonsen, Vice President, Real Estate Counsel                                                             

                                                                                                                                                                                         ,

who proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument of the person, or the entity upon behalf of which the person acted, executed the instrument.

 

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. LOGO

WITNESS my hand and official seal.

Signature /s/ Kristen M. White                                                                                           (Seal)

 

  OPTIONAL INFORMATION  

Although the information in this section is not required by law, It could prevent fraudulent removal and reattachment of this acknowledgment to an unauthorized document and may prove useful to persons relying on the attached document.

 

LOGO

 

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SEVENTH AMENDMENT TO LEASE

THIS SEVENTH AMENDMENT TO LEASE (this “ Amendment ”) is entered into as of this 22 nd day of December, 2014 (“ Execution Date ”), by and between BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”).

RECITALS

A. WHEREAS, Landlord and Tenant entered into that certain Lease dated as of October 19, 2007 (the “ Original Lease ”);

B. WHEREAS, the Original Lease was amended by that certain First Amendment to Lease dated May 21, 2009 (“ First Amendment ”), that certain Second Amendment to Lease dated June 16, 2010 (“ Second Amendment ”), that certain Third Amendment to Lease dated February 4, 2011 (“ Third Amendment ”), that certain Fourth Amendment to Lease dated May 31, 2012 (“ Fourth Amendment ”), that certain Fifth Amendment to Lease dated July 9, 2013 (“ Fifth Amendment ”; and that certain Sixth Amendment to Lease dated September 11, 2014 (“ Sixth Amendment ”). As used herein, the “ Existing Lease ” shall mean the Original Lease as amended by the First Amendment, the Second Amendment, the Third Amendment, the Fourth Amendment, the Fifth Amendment, and the Sixth Amendment;

C. WHEREAS, pursuant to the Existing Lease, Tenant leases certain premises from Landlord in the building located at 530 Fairview Avenue North in Seattle, Washington (the “ Building ”), which premises are more particularly described in Exhibit A attached hereto (the “ Premises ”);

D. WHEREAS, Landlord and Tenant desire to extend the Term of the Existing Lease to be coterminous with that certain Lease dated of even date herewith (the “ Adjacent Building Lease ”) between Landlord’s affiliate, BMR-500 Fairview Avenue LLC, a Delaware limited liability company, and Tenant for certain premises located in the Adjacent Building (as defined in Recital E of the Sixth Amendment) (the “ Adjacent Building Premises ”), and otherwise amend the Existing Lease as set forth herein; and

E. WHEREAS, Landlord and Tenant desire to modify and amend the Existing Lease only in the respects and on the conditions hereinafter stated.

AGREEMENT

NOW, THEREFORE, Landlord and Tenant, in consideration of the Recitals set forth above which are incorporated herein by this reference, and in consideration of mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows:

 

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1. Definitions . For purposes of this Amendment, capitalized terms shall have the meanings ascribed to them in the Existing Lease unless otherwise defined herein. The Existing Lease, as amended by this Amendment, is referred to collectively herein as the “ Lease .”

2. Extension of Term . Effective as of the Execution Date, the Term of the Lease is hereby extended by the period (the “ Extended Term ”) commencing upon the first day of the first full month after the full execution and delivery of this Amendment and the Adjacent Building Lease (the “ Extended Term Commencement Date ”) and expiring on the date that is the “Term Expiration Date” under the Adjacent Building Lease (the “ Extended Term Expiration Date ”). Tenant shall execute and deliver to Landlord written acknowledgment of the actual Extended Term Commencement Date and the Extended Term Expiration Date within ten (10) business days after the Adjacent Building Lease Term Commencement Date (as hereinafter defined), in the form attached as Exhibit B hereto. From and after the Execution Date, all references in the Lease to the “Term” shall mean and refer to the Term, as extended by the Extended Term, and all references in the Lease to the “Term Expiration Date” shall mean and refer to the Extended Term Expiration Date. The “ Adjacent Building Lease Term Commencement Date ” shall be the date that is the “Term Commencement Date” under the Adjacent Building Lease.

3. Rentable Areas and Tenant’s Pro Rata Shares . Effective as of the Execution Date, the Rentable Area of the Premises and the Building and Tenant’s Pro Rata Share of the Building, for all purposes under the Lease, are as follows:

 

Definition or Provision

   Means the Following (as of the
Execution Date)
 

Approximate Rentable Area of Premises

     36,268   

Approximate Rentable Area of Building

     96,188   

Tenant’s Pro Rata Share of Building

     37.71

Effective upon the Adjacent Building Completion Date (as defined in Section 2 of the Sixth Amendment), the Rentable Area of the Project and Tenant’s Pro Rata Share of the Project, for all purposes under the Lease, shall be as follows:

 

Definition or Provision

   Means the Following (as of the
Adjacent Building Completion Date)
 

Approximate Rentable Area of Project

     223,820   

Tenant’s Pro Rata Share of Project

     16.20

 

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4. Basic Annual Rent . Effective as of the Extended Term Commencement Date, the initial Basic Annual Rent for the Premises during the Extended Term shall be as follows, subject to adjustment as set forth in Section 5 below:

 

Dates of Extended Term

   Square Feet
of Rentable
Area
     Basic Annual Rent
per Square Foot of
Rentable Area
     Basic Monthly
Rent
     Basic Annual
Rent
 

Months 1 — 12

     36,268       $ 49.75 annually       $ 150,361.08       $ 1,804,333.00   

5. Rent Adjustments . Basic Annual Rent shall be subject to an annual upward adjustment of three percent (3%) of the then-current Basic Annual Rent. The first such adjustment shall become effective commencing on the first (1 st ) annual anniversary of the Extended Term Commencement Date, and subsequent adjustments shall become effective on every successive annual anniversary during the Extended Term.

6. Extension Tenant Improvements and Extension TI Allowance .

6.1 Landlord shall make available to Tenant a tenant improvement allowance in an amount not to exceed One Million Eighty-Eight Thousand Forty and No/100 Dollars ($1,088,040.00) (based upon Thirty and No/100 Dollars ($30.00) per square foot of Rentable Area of the Premises) (the “ Extension TI Allowance ”) to fund appropriate improvements to the Premises consistent with the Permitted Use (the “ Extension Tenant Improvements ”) in accordance with the work letter attached as Exhibit C hereto (the “ Extension Work Letter ”). Tenant shall cause the Extension Tenant Improvements to be constructed in the Premises pursuant to the Extension Work Letter at a cost to Landlord not to exceed the Extension TI Allowance. The Extension TI Allowance may be applied to the costs of (a) construction, (b) project review by Landlord (which fee shall equal two percent (2%) of the cost of the Extension Tenant Improvements, including the Extension TI Allowance, but shall not exceed Twenty Thousand and No/100 Dollars ($20,000.00)), (c) commissioning of mechanical, electrical and plumbing systems by a licensed, qualified commissioning agent hired by Tenant, and review of such party’s commissioning report by a licensed, qualified commissioning agent hired by Landlord, (d) space planning, architect, engineering and other related services performed by third parties unaffiliated with Tenant, (e) building permits and other taxes, fees, charges and levies by Governmental Authorities for permits or for inspections of the Extension Tenant Improvements, and (f) costs and expenses for labor, material, equipment and fixtures. In no event shall the Extension TI Allowance be used for (g) the cost of work that is not authorized by the Approved Plans (as defined in the Extension Work Letter) or otherwise approved in writing by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed, (h) payments to Tenant or any affiliates of Tenant, (i) the purchase of any furniture, personal property or other non-building system equipment, (j) costs resulting from any default by Tenant of its obligations under the Lease or (k) costs that are recovered by Tenant from a third party (e.g., insurers, warrantors, or tortfeasors). Notwithstanding anything to the contrary in the Lease (including but not limited to Section 18.11 in the Original Lease), Landlord shall not

 

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charge Tenant any plan or construction review, oversight, supervision or management fees in relation to the Extension Tenant Improvements other than the amount set forth in Section 6.1(b) above. In addition to the Extension TI Allowance, Landlord shall contribute up to Five Thousand Four Hundred Forty and 20/100 Dollars ($5,440.20) (based upon 15/100 Dollars ($0.15) per square foot of Rentable Area of the Premises) to pay the cost of developing a test fit plan for the Premises (the “ Extension Test Fit Allowance ”), which shall be disbursed by Landlord in accordance with the Extension Work Letter.

6.2 Tenant shall have until the date that is two (2) years after the Extended Term Commencement Date (the “ Extension TI Deadline ”), to expend the unused portion of the Extension Test Fit Allowance and Extension TI Allowance, after which date Landlord’s obligation to fund such costs shall expire. Notwithstanding the foregoing, if the cost of the tenant improvements to be performed by Tenant in the Adjacent Building Premises in accordance with the Adjacent Building Lease (the “ 500 Tenant Improvements ”) exceeds the amount of the tenant improvement allowance available for the 500 Tenant Improvements pursuant to the Adjacent Building Lease, then Tenant shall have the right (the “ TI Allowance Reallocation Right ”) to reallocate a portion of any unused Extension TI Allowance (the “ Reallocated TI Allowance Amount ”) to pay such excess cost of constructing the 500 Tenant Improvements (subject to the limitations set forth in the Adjacent Building Lease), on the terms and conditions set forth in the TI Allowance Reallocation Agreement attached as Exhibit D hereto (the “ TI Reallocation Agreement ”). Upon Tenant’s exercise of the TI Allowance Reallocation Right, the Extension TI Allowance shall be permanently reduced by the Reallocated TI Allowance Amount, and Landlord shall have no further obligation to fund the Reallocated TI Allowance Amount.

6.3 Tenant shall be solely responsible for any costs related to the Extension Tenant Improvements in excess of the Extension TI Allowance (the “ Excess Costs ”). In no event shall any unused Extension TI Allowance entitle Tenant to a credit against Rent payable under this Lease. If the amount of the Approved Budget is greater than the Extension TI Allowance (plus any amount of the tenant improvement allowance from the Adjacent Building Lease that is allocated to the costs of the Extension Tenant Improvements pursuant to the TI Reallocation Agreement), but less than or equal to one hundred ten percent (110%) of the Extension TI Allowance, then Landlord shall first pay the entire Extension TI Allowance, and after the entire Extension TI Allowance (plus any amount of the tenant improvement allowance from the Adjacent Building Lease that is allocated to the costs of the Extension Tenant Improvements pursuant to the TI Reallocation Agreement) has been expended, Tenant shall pay the Excess Costs. If the amount of the Approved Budget (as defined in Exhibit C ) exceeds one hundred ten percent (110%) of the Extension TI Allowance (plus any amount of the tenant improvement allowance from the Adjacent Building Lease that is allocated to the costs of the Extension Tenant Improvements), then Tenant shall deposit an amount equal to the Excess Costs with Landlord no less than ten (10) Business Days before commencing work on the Extension Tenant Improvements. In such case Tenant’s funds shall be disbursed by Landlord on a pari pasu basis with the Extension TI Allowance as set forth in the attached Exhibit C . Following disbursement of the Extension TI Allowance and any Tenant funds deposited with Landlord, Tenant shall pay for all remaining Costs of the Work, within ten (10) Business Days after written notice from Landlord of the amount due from Tenant. At the option of Landlord, amounts payable by Tenant pursuant to this paragraph shall be paid directly to Contractor or such other party as Landlord may reasonably designate in writing.

 

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6.4 Prior to commencing the Extension Tenant Improvements, Tenant shall furnish to Landlord evidence satisfactory to Landlord that insurance coverages required of Tenant under the provisions of Exhibit C-1 are in effect.

6.5 Landlord and Tenant shall mutually agree upon the selection of the architect, engineer, general contractor and major subcontractors, and Landlord and Tenant shall each participate in the review of the competitive bid process. Landlord shall not unreasonably withhold consent, but may refuse to use any architects, consultants, contractors, subcontractors or material suppliers that Landlord reasonably believes could cause labor disharmony.

7. Operating Expenses .

7.1 During the Extended Term, Tenant shall continue to be responsible for Tenant’s Share of Operating Expenses in accordance with the Lease. In the event that the Building or Project is less than fully occupied during a calendar year, Tenant acknowledges that Landlord may extrapolate Operating Expenses that vary depending on the occupancy of the Building or Project, as applicable, to equal Landlord’s reasonable estimate of what such Operating Expenses would have been had the Building or Project, as applicable, been ninety-five percent (95%) occupied during such calendar year; provided, however, that Landlord shall not recover more than one hundred percent (100%) of Operating Expenses.

7.2 The paragraph added under Section 5 of the Sixth Amendment is revised as follows (new language underlined; deleted language crossed out):

Since the Project consists of multiple buildings, certain Operating Expenses may pertain to a particular building(s) and other Operating Expenses to the Project as a whole. Landlord reserves the right in its sole reasonable discretion to allocate any such costs applicable to any particular building within the Project to such building, and other such costs applicable to the Project to each building or certain buildings in the Project (which may include the Building), with the tenants in each building being responsible for paying their respective proportionate shares of such building costs to the extent required under their leases. If Landlord allocates certain costs to other building(s) in the Project, said costs shall not be included in the Operating Expenses for the Project as a whole; if Landlord allocates certain Operating Expenses to the Building only, Tenant shall only be responsible for that amount of Operating Expenses equal to Tenant’s Pro Rata Share of the Building. Landlord shall allocate such costs to such buildings (including the Building) in a reasonable, non-discriminatory manner, and such allocation shall be binding on Tenant.

8. Hours of Operation; Tenant’s Access . The Project’s hours of operation are currently 7:00 am to 6:00 pm Monday through Friday. Tenant shall have access to the Premises twenty-four (24) hours a day, seven (7) days a week, every day of the year.

 

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9. Renewal Options . Section 42 of the Original Lease is hereby deleted in its entirety. Effective as of the Execution Date, Tenant shall have two (2) options (each, an “Option”) to further extend the Term by five (5) years each as to the entire Premises (and no less than the entire Premises) upon the following terms and conditions. Any extension of the Term pursuant to an Option shall be on all the same terms and conditions as the Lease, except as follows:

9.1 Basic Annual Rent at the commencement of each Option term shall equal the then-current fair market value for comparable office and laboratory space in the Seattle market of comparable age, quality, level of finish and proximity to amenities and public transit including market rate annual adjustments (“ FMV ”), but in no event be less than the Basic Annual Rent in effect immediately prior to the Option term for the first year of the Option term. Tenant may, no more than twelve (12) months prior to the date the Term is then scheduled to expire, request Landlord’s estimate of the FMV for the next Option term. Landlord shall, within fifteen (15) days after receipt of such request, give Tenant a written proposal of such FMV. If Tenant gives written notice to exercise an Option, such notice shall specify whether Tenant accepts Landlord’s proposed estimate of FMV. If Tenant does not accept the FMV, then the parties shall endeavor to agree upon the FMV, taking into account all relevant factors, including (v) the size of the Premises, (w) the length of the Option term, (x) rent in comparable buildings in the relevant market, including concessions offered to new tenants, such as free rent, tenant improvement allowances, leasing commissions, and moving allowances, (y) Tenant’s creditworthiness and (z) the quality and location of the Building and the Project. In the event that the parties are unable to agree upon the FMV within thirty (30) days after Tenant notifies Landlord that Tenant is exercising an Option, then either party may request that the same be determined as follows: a senior officer of a nationally recognized leasing brokerage firm with local knowledge of the Seattle laboratory/research and development leasing market (the “ Baseball Arbitrator ”) shall be selected and paid for jointly by Landlord and Tenant. If Landlord and Tenant are unable to agree upon the Baseball Arbitrator, then the same shall be designated by the local chapter of the Judicial Arbitration and Mediation Services or any successor organization thereto (the “ JAMS ”). The Baseball Arbitrator selected by the parties or designated by JAMS shall (i) have at least ten (10) years’ experience in the leasing of laboratory/research and development space in the Seattle market and (ii) not have been employed or retained by either Landlord or Tenant or any affiliate of either for a period of at least ten (10) years prior to appointment pursuant hereto. Each of Landlord and Tenant shall submit to the Baseball Arbitrator and to the other party its determination of the FMV. The Baseball Arbitrator shall grant to Landlord and Tenant a hearing and the right to submit evidence. The Baseball Arbitrator shall determine which of the two (2) FMV determinations more closely represents the actual FMV. The Baseball Arbitrator may not select any other FMV for the Premises other than one submitted by Landlord or Tenant. The FMV selected by the Baseball Arbitrator shall be binding upon Landlord and Tenant and shall serve as the basis for determination of Basic Annual Rent payable for the applicable Option term. If, as of the commencement date of an Option term, the amount of Basic Annual Rent payable during the Option term shall not have been determined, then, pending such determination, Tenant shall pay Basic Annual Rent equal to the Basic Annual Rent payable with respect to the last year of the then-current Term. After the final determination of Basic Annual Rent payable for the Option term, the parties shall promptly execute a written amendment to the Lease specifying the amount of Basic Annual Rent to be paid during the applicable Option term. Any failure of the parties to execute such amendment shall not affect the validity of the FMV determined pursuant to this Section.

 

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9.2 The Option is not assignable separate and apart from the Lease except that it shall be exercisable by a Tenant’s Affiliate as a result of a Transfer of this Lease to a Tenant’s Affiliate in accordance herewith.

9.3 An Option is conditional upon Tenant giving Landlord written notice of its election to exercise such Option not more than sixteen (16) months and not less than ten (10) months prior to the end of the expiration of the then-current Term. Time shall be of the essence as to Tenant’s exercise of an Option. Tenant assumes full responsibility for maintaining a record of the deadlines to exercise an Option. Tenant acknowledges that it would be inequitable to require Landlord to accept any exercise of an Option after the date provided for in this Section.

9.4 Notwithstanding anything contained in this Article to the contrary, Tenant shall not have the right to exercise an Option:

(a) During the time commencing from the date Landlord delivers to Tenant a written notice that Tenant is actually in default under any provisions of the Lease and continuing until Tenant has cured the specified default to Landlord’s reasonable satisfaction; or

(b) Intentionally deleted; or

(c) In the event that Tenant has defaulted (beyond applicable notice and cure periods) in the performance of either a material monetary obligation or material non-monetary obligations under the Lease two (2) or more times during the Extended Term or Option Term (as applicable).

9.5 The period of time within which Tenant may exercise an Option shall not be extended or enlarged by reason of Tenant’s inability to exercise such Option because of the provisions of Section 9.4 above.

9.6 All of Tenant’s rights under the provisions of an Option shall terminate and be of no further force or effect even after Tenant’s due and timely exercise of such Option if, after such exercise, but prior to the commencement date of the new term, (a) Tenant fails to pay to Landlord a material monetary obligation of Tenant for a period of twenty (20) days after written notice from Landlord to Tenant, (b) Tenant fails to commence to cure a material non-monetary default (other than a material monetary default) within thirty (30) days after the date Landlord gives written notice to Tenant of such default or (c) Tenant has defaulted (beyond applicable notice and cure periods) with respect to either a material monetary obligation or its material non-monetary obligations under the Lease two (2) or more times during the Extended Term or Option Term (as applicable).

10. Parking . At Tenant’s sole option, Tenant shall continue to be entitled to rent from Landlord on a monthly basis from time to time throughout the Term an amount of parking spaces not to exceed Tenant’s Parking Space Allowance on an unreserved basis, provided that, as of the

 

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Execution Date, the rate for such parking spaces shall be One Hundred Ninety Dollars ($190.00) per parking space per month, which rate shall be subject to annual market-based increases not greater than three percent (3%) per calendar year.

11. Right of First Offer . The parties hereto acknowledge that Tenant’s Right of First Offer set forth in Section 14 of the Third Amendment remains available and in full force and effective throughout the Extended Term and any further extension of the same.

12. Permitted Use . Section 2.9 of the Original Lease shall be amended to add light manufacturing in compliance with Applicable Laws to the Permitted Use.

13. Condition of Premises . Subject to Landlord’s representations, warranties and obligations under the Lease, Tenant acknowledges that (a) it is in possession of and is fully familiar with the condition of the Premises and agrees to take the same in its condition “as is” as of the Extended Term Commencement Date, and (b) Landlord shall have no obligation to alter, repair or otherwise prepare the Premises for Tenant’s continued occupancy for the Extended Term or to pay for any improvements to the Premises, except for Landlord’s obligation to disburse the Extension TI Allowance and the Extension Test Fit Allowance in accordance with this Amendment.

14. Financials . Notwithstanding anything to the contrary in the Lease, so long as Tenant is a publicly traded company that periodically publishes its financial statements, Tenant shall not be required to provide additional statements to Landlord.

15. Insurance . The last sentence of Section 22.3 of the Original Lease is amended to read as follows:

Tenant, at Tenant’s sole cost and expense, carry Commercial Property insurance covering property damage to the full replacement cost value. Covered property shall not include permanent improvements in the Premises installed by Tenant or furnished by Landlord which shall be insured by Landlord pursuant to Section 22.1 , but shall include Tenant’s Property including personal property, furniture, fixtures, machinery, equipment, stock, inventory and improvements and betterments, which may be owned by Tenant and required to be insured hereunder, or which may be leased, rented, borrowed or in the care custody or control of Tenant, or Tenant’s agents, employees or subcontractors. Such insurance, with respect only to all Tenant Improvements, Alterations or other work performed on the Premises by Tenant (collectively, “ Tenant Work ”), shall name Landlord and Landlord’s current and future mortgagees as loss payees as their interests may appear. Such insurance shall be written on an “all risk” of physical loss or damage basis including the perils of fire, extended coverage, electrical injury, mechanical breakdown, windstorm, vandalism, malicious mischief, sprinkler leakage, back-up of sewers or drains, earthquake, terrorism and such other additional risks Landlord may from time to time designate that are generally required by landlords of similar properties in accordance with prudent business practices, for the full replacement cost value of the covered items with an agreed amount endorsement with no co-insurance.

 

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16. Brokers . Each party represents and warrants to the other that it has had no dealings with any real estate broker or agent in connection with the negotiation of this Amendment other than Flinn Ferguson and CBRE (“ Brokers ”). Each party agrees to reimburse, indemnify, save, defend (at the other party’s option and with counsel reasonably acceptable to the other party, at its sole cost and expense) and hold harmless the other party and its affiliates and their respective shareholders, members, partners, directors, officers and employees and their respective successors and assigns (the “ Indemnitees ”) for, from and against any and all cost or liability for compensation claimed by any such broker or agent, other than Brokers, employed or engaged by it or claiming to have been employed or engaged by it. Brokers are entitled to leasing commissions in connection with the making of this Amendment, and Landlord shall pay such commissions to Brokers pursuant to separate agreements between Landlord and each Broker.

17. No Default . Tenant represents and warrants that, to the best of Tenant’s knowledge, neither Landlord nor Tenant is in default of any of their respective obligations under the Lease and no event has occurred that, with the passage of time or the giving of notice (or both) would constitute a default by either Landlord or Tenant thereunder. Landlord represents and warrants that, to the best of Landlord’s knowledge, neither Landlord nor Tenant is in default of any of their respective obligations under the Lease and no event has occurred that, with the passage of time or the giving of notice (or both) would constitute a default by either Landlord or Tenant thereunder.

18. Notices . Tenant confirms that, notwithstanding anything in the Lease to the contrary, notices delivered to Tenant pursuant to the Lease should be sent to:

Nanostring Technologies, Inc.,

530 Fairview Avenue, Suite 2000

Seattle, WA 98109

Attn: Wayne Burns, Senior Vice President Operations/Administration

with a copy to :

Nanostring Technologies, Inc.,

530 Fairview Avenue, Suite 2000

Seattle, WA 98109

Attn: General Counsel

19. Effect of Amendment . Except as modified by this Amendment, the Existing Lease and all the covenants, agreements, terms, provisions and conditions thereof shall remain in full force and effect and are hereby ratified and affirmed. In the event of any conflict between the terms contained in this Amendment and the Existing Lease, the terms herein contained shall supersede and control the obligations and liabilities of the parties. From and after the date hereof, the term “Lease” as used in the Lease shall mean the Existing Lease, as modified by this Amendment.

 

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20. Successors and Assigns . Each of the covenants, conditions and agreements contained in this Amendment shall inure to the benefit of and shall apply to and be binding upon the parties hereto and their respective heirs, legatees, devisees, executors, administrators and permitted successors and assigns and sublessees. Nothing in this section shall in any way alter the provisions of the Lease restricting assignment or subletting.

21. Miscellaneous . This Amendment becomes effective only upon execution and delivery hereof by Landlord and Tenant. The captions of the paragraphs and subparagraphs in this Amendment are inserted and included solely for convenience and shall not be considered or given any effect in construing the provisions hereof. All exhibits hereto are incorporated herein by reference. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for a lease, and shall not be effective as a lease, lease amendment or otherwise until execution by and delivery to both Landlord and Tenant.

22. Authority . Landlord and Tenant each guarantee, warrant and represent to the other that the individual or individuals signing this Amendment have the power, authority and legal capacity to sign this Amendment on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint venturers or other organizations and entities on whose behalf such individual or individuals have signed. Each party further guarantees, warrants and represents to the other that no third-party consent or approval is required in connection with this Amendment, or if such consent or approval is required, it has been obtained.

23. Counterparts; Facsimile and PDF Signatures . This Amendment may be executed in one or more counterparts, each of which, when taken together, shall constitute one and the same document. A facsimile or portable document format (PDF) signature on this Amendment shall be equivalent to, and have the same force and effect as, an original signature

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IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date and year first above written.

LANDLORD :

BMR-530 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

 

By: /s/ Kevin Simonsen
Name: Kevin M. Simonsen
Title: VP, Real Estate Legal

 

STATE OF CALIFORNIA }
ss.
COUNTY OF SAN DIEGO

On  12/19  , 2014, before me, Fern M Kissel                                                                                                   , a Notary Public in and for said County and State, personally appeared Kevin M Simonsen, Vice President, Real Estate Legal                                                                               ,

 

who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacit(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

 

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

FOR NOTARY SEAL OR STAMP

WITNESS my hand and official seal.

Signature /s/ Fern M Kissel                                             

 

 

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TENANT :

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

 

By: /s/ Wayne D. Burns
Name: Wayne D. Burns
Title: Sr. VP, Operations & Administration

 

STATE OF WASHINGTON )
)  ss.
COUNTY OF KING )

On this 22 nd day of December , 2014, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn personally appeared WAYNE BURNS                                           , known to me to be the SVP Operations                         of NANOSTRING TECHNOLOGIES, INC., the corporation , that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument.

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document.

WITNESS my hand and official seal hereto affixed the day and year in the certificate above written.

 

/s/ Julia Chandler
Signature

Julia Chandler

Print Name

NOTARY PUBLIC in and for the State of

Washington, residing at Seattle  .

My commission expires 9-12-18  .

 

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EXHIBIT A

PREMISES

LOTS 1, 2 AND 3 IN BLOCK 5 OF SORENSON’S ADDITION TO THE CITY OF SEATTLE, AS PER PLAT RECORDED IN VOLUME 1 OF PLATS, PAGE 218, RECORDS OF KING COUNTY;

EXCEPT THE EAST 2 FEET THEREOF CONVEYED TO THE CITY OF SEATTLE BY DEED RECORDED UNDER RECORDING NO. 20000928001403;

SITUATE IN THE CITY OF SEATTLE, COUNTY OF KING, STATE OF WASHINGTON.

 

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EXHIBIT B

ACKNOWLEDGEMENT OF EXTENDED TERM COMMENCEMENT DATE

AND EXTENDED TERM EXPIRATION DATE

THIS ACKNOWLEDGEMENT OF EXTENDED TERM COMMENCEMENT DATE AND EXTENDED TERM EXPIRATION DATE is entered into as of [                  ], 20[__], with reference to that certain Seventh Amendment to Lease (the “ Amendment ”) dated as of December [      ], 20[__], by NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”), in favor of BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”). All capitalized terms used herein without definition shall have the meanings ascribed to them in the Lease dated as of October 19, 2007 (as amended, including by this Amendment, the “ Lease ”) between Landlord and Tenant for the premises located at 530 Fairview Avenue North in Seattle, Washington, as depicted in Exhibit A to the Amendment (the “ Premises ”).

Tenant hereby confirms the following:

1. In accordance with the provisions of Section 2 of the Amendment, the Extended Term Commencement Date is [                  ], 20[__], and, unless the Lease is terminated prior to the Extended Term Expiration Date pursuant to its terms, the Extended Term Expiration Date shall be [                  ], 20[__].

2. The Lease is in full force and effect, and the same represents the entire agreement between Landlord and Tenant concerning the Premises[, except [                                  ]].

3. To the best of Tenant’s knowledge, Tenant has no existing defenses against the enforcement of the Lease by Landlord, and there exist no offsets or credits against Rent owed or to be owed by Tenant.

4. The obligation to pay Rent is presently in effect, with Basic Annual Rent payable on the dates and amounts set forth in the chart below:

 

Dates of Extended Term

   Square Feet of
Rentable Area
     Basic Annual Rent
per Square Foot of
Rentable Area
     Basic Monthly
Rent
     Basic Annual
Rent
 

Months 1 - 12

     36,268       $ 49.75 annually       $ 150,361.08       $ 1,804,333.00   

5. The undersigned Tenant has not made any prior assignment, transfer, hypothecation or pledge of the Lease or of the rents thereunder or sublease of the Premises or any portion thereof.

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IN WITNESS WHEREOF, Tenant has executed this Acknowledgment of Extended Term Commencement Date and Extended Term Expiration Date as of the date first written above.

TENANT:

 

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

By:  
Name:  
Title:  

 

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EXHIBIT C

EXTENSION WORK LETTER

This Extension Work Letter (this “ Extension Work Letter ”) is made and entered into as of the 22 nd day of December, 2014, by and between BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”), and is attached to and made a part of that certain Seventh Amendment to Lease dated of even date herewith (the “ Amendment ”), amending that certain Lease dated as of October 19, 2007 (as the same may have been or may be amended, amended and restated, supplemented or otherwise modified from time to time, including by the Amendment, the “ Lease ”), by and between Landlord and Tenant for the Premises located at 530 Fairview Avenue North in Seattle, Washington. All capitalized terms used but not otherwise defined herein shall have the meanings given them in the Lease.

1. General Requirements .

1.1 Authorized Representatives .

(a) Landlord designates, as Landlord’s authorized representative (“ Landlord’s Authorized Representative ”), (i) John Moshy as the person authorized to initial plans, drawings, approvals and to sign change orders pursuant to this Extension Work Letter and (ii) an officer of Landlord as the person authorized to sign any amendments to this Extension Work Letter or the Lease. Tenant shall not be obligated to respond to or act upon any such item until such item has been initialed or signed (as applicable) by the appropriate Landlord’s Authorized Representative. Landlord may change either Landlord’s Authorized Representative upon one (1) business day’s prior written notice to Tenant.

(b) Tenant designates Wayne Burns (“ Tenant’s Authorized Representative ”) as the person authorized to initial and sign all plans, drawings, change orders and approvals pursuant to this Extension Work Letter. Landlord shall not be obligated to respond to or act upon any such item until such item has been initialed or signed (as applicable) by Tenant’s Authorized Representative. Tenant may change Tenant’s Authorized Representative upon one (1) business day’s prior written notice to Landlord.

1.2 Schedule . The schedule for design and development of the Extension Tenant Improvements, including the time periods for preparation and review of construction documents, approvals and performance, shall be in accordance with a schedule to be prepared by Tenant (the “ Schedule ”). Tenant shall prepare the Schedule so that it is a reasonable schedule for the completion of the Extension Tenant Improvements. As soon as the Schedule is completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Such Schedule shall be approved or disapproved by Landlord within ten (10) business days after delivery to Landlord. Landlord’s failure to respond within such ten (10) business day period shall be deemed approval by Landlord. If Landlord disapproves the Schedule,

 

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then Landlord shall notify Tenant in writing of its objections to such Schedule, and the parties shall confer and negotiate in good faith to reach agreement on the Schedule. The Schedule shall be subject to adjustment as mutually agreed upon in writing by the parties, or as provided in this Extension Work Letter.

1.3 Tenant’s Architects, Contractors and Consultants . The architect, engineering consultants, design team, general contractor, general contractor team and subcontractors responsible for the construction of the Extension Tenant Improvements shall be selected by Tenant and approved by Landlord, which approval Landlord shall not unreasonably withhold, condition or delay. Landlord may refuse to use any architects, consultants, contractors, subcontractors or material suppliers that Landlord reasonably believes could cause labor disharmony. All Tenant contracts related to the Extension Tenant Improvements shall provide that Tenant may assign such contracts and any warranties with respect to the Extension Tenant Improvements to Landlord at any time.

2. Extension Tenant Improvements . All Extension Tenant Improvements shall be performed by Tenant’s contractor, at Tenant’s sole cost and expense (subject to Landlord’s obligations with respect to any portion of the Extension TI Allowance) and in accordance with the Approved Plans (as defined below), the Lease and this Extension Work Letter. If Tenant fails to pay, or is late in paying, any sum due to Landlord under Section 4 of the Amendment or this Extension Work Letter, then Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including the right to interest and the right to assess a late charge), and for purposes of any litigation instituted with regard to such amounts the same shall be considered Rent. All material and equipment furnished by Tenant or its contractors as the Extension Tenant Improvements shall be new or “like new;” the Extension Tenant Improvements shall be performed in a first-class, workmanlike manner; and the quality of the Extension Tenant Improvements shall be of a nature and character not less than the Building Standard. Tenant shall take, and shall require its contractors to take, commercially reasonable steps to protect the Premises during the performance of any Extension Tenant Improvements, including covering or temporarily removing any window coverings so as to guard against dust, debris or damage.

2.1 Work Plans . Tenant shall prepare and submit to Landlord for approval (such approval not to be unreasonably withheld, conditioned or delayed) schematics covering the Extension Tenant Improvements prepared in conformity with the applicable provisions of this Extension Work Letter (the “ Draft Schematic Plans ”). The Draft Schematic Plans shall contain sufficient information and detail to accurately describe the proposed design to Landlord and such other information as Landlord may reasonably request. Landlord shall notify Tenant in writing within ten (10) business days after receipt of the Draft Schematic Plans whether Landlord approves or objects to the Draft Schematic Plans and of the manner, if any, in which the Draft Schematic Plans are unacceptable. Landlord’s failure to respond within such ten (10) business day period shall be deemed approval by Landlord. If Landlord reasonably objects to the Draft Schematic Plans, then Tenant shall revise the Draft Schematic Plans and cause Landlord’s objections to be remedied in the revised Draft Schematic Plans. Tenant shall then resubmit the revised Draft Schematic Plans to Landlord for approval, such approval not to be unreasonably withheld, conditioned or delayed. Landlord’s approval of or objection to revised Draft Schematic Plans and Tenant’s correction of the

 

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same shall be in accordance with this Section until Landlord has approved the Draft Schematic Plans in writing or been deemed to have approved them. The iteration of the Draft Schematic Plans that is approved or deemed approved by Landlord without objection shall be referred to herein as the “ Approved Schematic Plans .”

2.2 Construction Plans . Tenant shall prepare final plans and specifications for the Extension Tenant Improvements that (a) are consistent with and are logical evolutions of the Approved Schematic Plans and (b) incorporate any other Tenant-requested (and Landlord-approved) Changes (as defined below). As soon as such final plans and specifications (“ Construction Plans ”) are completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Such Construction Plans shall be approved or disapproved by Landlord within ten (10) business days after delivery to Landlord. Landlord’s failure to respond within such ten (10) business day period shall be deemed approval by Landlord. If the Construction Plans are disapproved by Landlord, then Landlord shall notify Tenant in writing of its objections to such Construction Plans, and the parties shall confer and negotiate in good faith to reach agreement on the Construction Plans. Promptly after the Construction Plans are approved by Landlord and Tenant, two (2) copies of such Construction Plans shall be initialed and dated by Landlord and Tenant, and Tenant shall promptly submit such Construction Plans to all appropriate Governmental Authorities for approval. The Construction Plans so approved, and all change orders specifically permitted by this Extension Work Letter, are referred to herein as the “ Approved Plans .”

2.3 Changes to the Extension Tenant Improvements . Any changes to the Approved Plans (each, a “ Change ”) shall be requested and instituted in accordance with the provisions of this Article 2 and shall be subject to the written approval of the non-requesting party in accordance with this Extension Work Letter.

(a) Change Request . Either Landlord or Tenant may request Changes after Landlord approves the Approved Plans by notifying the other party thereof in writing in substantially the same form as the AIA standard change order form (a “ Change Request ”), which Change Request shall detail the nature and extent of any requested Changes, including (i) the Change, (ii) the party required to perform the Change and (iii) any modification of the Approved Plans and the Schedule, as applicable, necessitated by the Change. If the nature of a Change requires revisions to the Approved Plans, then the requesting party shall be solely responsible for the cost and expense of such revisions and any increases in the cost of the Extension Tenant Improvements as a result of such Change; provided that if Tenant requests the Change, then Tenant may utilize the Extension TI Allowance. Change Requests shall be signed by the requesting party’s Authorized Representative.

(b) Approval of Changes . All Change Requests shall be subject to the other party’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. The non-requesting party shall have five (5) business days after receipt of a Change Request to notify the requesting party in writing of the non-requesting party’s decision either to approve or object to the Change Request. The non-requesting party’s failure to respond within such five (5) business day period shall be deemed approval by the non-requesting party.

 

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2.4 Preparation of Estimates . Tenant shall, before proceeding with any Change, using its best efforts, prepare as soon as is reasonably practicable (but in no event more than five (5) business days after delivering a Change Request to Landlord or receipt of a Change Request) an estimate of the increased costs or savings that would result from such Change, as well as an estimate on such Change’s effects on the Schedule. Landlord shall have five (5) business days after receipt of such information from Tenant to (a) in the case of a Tenant-initiated Change Request, approve or reject such Change Request in writing, or (b) in the case of a Landlord-initiated Change Request, notify Tenant in writing of Landlord’s decision either to proceed with or abandon the Landlord-initiated Change Request.

3. Completion of Extension Tenant Improvements . Tenant, at its sole cost and expense (except for the Extension TI Allowance and the Extension Test Fit Allowance), shall perform and complete the Extension Tenant Improvements in all respects (a) in substantial conformance with the Approved Plans, (b) otherwise in compliance with provisions of the Lease and this Extension Work Letter and (c) in accordance with Applicable Laws, the requirements of Tenant’s insurance carriers, the requirements of Landlord’s insurance carriers (to the extent Landlord provides its insurance carriers’ requirements to Tenant prior to the signing of a contract with the general contractor) and the board of fire underwriters having jurisdiction over the Premises. “ Substantial Completion ” shall be deemed to have occurred upon Tenant’s providing the following to Landlord: (i) evidence reasonably satisfactory to Landlord that the Extension Tenant Improvements have been paid for in full, which shall be evidenced by the architect’s certificate of completion and the general contractor’s and each subcontractor’s and material supplier’s final unconditional waivers and releases of liens, each in a form reasonably acceptable to Landlord; provided, however, with respect to subcontractors and material suppliers providing less than $50,000 in the aggregate of labor, materials or services, Tenant shall not be required to provide lien waivers and releases so long as the total amount of the unpaid labor, services and materials for all subcontractors for which no lien releases have been obtained, is less than $50,000 in the aggregate, (ii) a certificate of occupancy for the Premises issued by the City of Seattle, (iii) a Certificate of Substantial Completion in the form of the American Institute of Architects document G704 or other reasonable form, executed by the project architect and the general contractor, (iv) any and all liens related to the Extension Tenant Improvements have either been discharged of record (by payment, bond, order of a court of competent jurisdiction or otherwise) or waived by the party filing such lien, (v) an affidavit from Tenant’s architect certifying that all work performed in, on or about the Premises is substantially in accordance with the Approved Plans, (vi) a complete “as built” drawing print sets, project specifications and shop drawings and electronic CADD files on disc (showing the Extension Tenant Improvements as an overlay on the Building “as built” plans ( provided that Landlord provides the Building “as-built” plans provided to Tenant) of all contract documents for work performed by their architect and engineers in relation to the Extension Tenant Improvements, (vii) a commissioning report prepared by a licensed, qualified commissioning agent hired by Tenant and reasonably acceptable to Landlord for all new or affected mechanical, electrical and plumbing systems, and (viii) such other “close out” materials as Landlord reasonably requests consistent with Landlord’s own requirements for its contractors, such as copies of manufacturers’ warranties, operation and maintenance manuals and the like.

 

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4. Insurance .

4.1 Property Insurance . At all times during the period beginning with commencement of construction of the Extension Tenant Improvements and ending with final completion of the Extension Tenant Improvements, Tenant shall maintain, or cause to be maintained (in addition to the insurance required of Tenant pursuant to the Lease), property insurance coverage with respect to the general contractor’s and any subcontractors’ machinery, tools and equipment. Coverage shall be carried on a primary basis by such general contractor or the applicable subcontractor(s). Tenant agrees to pay any deductible, and Landlord is not responsible for any deductible, for a claim under such insurance, except to the extent caused by Landlord’s negligence or intentional misconduct. Tenant shall use reasonable efforts to require that such property insurance shall contain an express waiver of any right of subrogation by the insurer against Landlord and the Landlord Parties, and shall name Landlord and its affiliates as loss payees as their interests may appear.

4.2 Workers’ Compensation Insurance . At all times during the period of construction of the Extension Tenant Improvements, Tenant shall, or shall cause its contractors or subcontractors to, maintain statutory workers’ compensation insurance as required by Applicable Laws.

5. Liability . Except to the extent caused by Landlord’s negligence or intentional misconduct or covered by property insurance actually carried by Landlord (or that would have been covered by Landlord’s property insurance had Landlord carried the property insurance required under the Lease), Tenant assumes sole responsibility and liability for any and all injuries or the death of any persons, including Tenant’s contractors and subcontractors and their respective employees, agents and invitees, and for any and all damages to property caused by, resulting from or arising out of any act or omission on the part of Tenant, Tenant’s contractors or subcontractors, or their respective employees, agents and invitees in the prosecution of the Extension Tenant Improvements. Tenant agrees to indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against all Claims due to, because of or arising out of any and all such injuries, death or damage, whether real or alleged, and Tenant and Tenant’s contractors and subcontractors shall assume and defend at their sole cost and expense all such Claims; provided , however , that nothing contained in this Extension Work Letter shall be deemed to indemnify or otherwise hold Landlord harmless from or against liability caused by Landlord’s negligence or willful misconduct. Any deficiency in design or construction of the Extension Tenant Improvements shall be solely the responsibility of Tenant, notwithstanding the fact that Landlord may have approved of the same in writing.

6. Extension TI Allowance .

6.1 Application of Extension Test Fit Allowance and Extension TI Allowance . Landlord shall contribute the Extension Test Fit Allowance towards the cost of a test fit plan for the Premises, and Landlord shall contribute the Extension TI Allowance toward the costs and expenses incurred in connection with the performance of the Extension Tenant Improvements, all in accordance with Section 6 of the Amendment. Subject to Tenant’s TI Allowance Reallocation Right, if the entire Extension Test Fit Allowance is not applied toward the cost of the test fit plan, or if the entire Extension TI Allowance is not applied toward or reserved for the costs of the Extension Tenant

 

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Improvements, then Tenant shall not be entitled to a credit of such unused portion of the Extension Test Fit Allowance or the Extension TI Allowance. Tenant may apply the Extension Test Fit Allowance for the payment of the test fit plan costs and may apply the Extension TI Allowance for the payment of construction and other costs, in accordance with the terms and provisions of the Lease.

6.2 Approval of Budget for the Extension Tenant Improvements . Notwithstanding anything to the contrary set forth elsewhere in this Extension Work Letter or the Lease, Landlord shall not have any obligation to expend any portion of the Extension TI Allowance until Landlord and Tenant shall have approved in writing the budget for the Extension Tenant Improvements (the “ Approved Budget ”). Prior to Landlord’s approval of the Approved Budget, Tenant shall pay all of the costs and expenses incurred in connection with the Extension Tenant Improvements as they become due. Landlord shall not be obligated to reimburse Tenant for costs or expenses relating to the Extension Tenant Improvements that exceed the amount of the Extension TI Allowance. Landlord shall not unreasonably withhold, condition or delay its approval of any budget for Extension Tenant Improvements that is proposed by Tenant.

6.3 Fund Requests .

(a) Extension Test Fit Allowance . Upon submission by Tenant to Landlord of an itemized invoice for the test fit plan costs, then Landlord shall, within thirty (30) days following receipt of such invoice, pay to the applicable architect the amount of the test fit plan costs, up to the amount of the Extension Test Fit Allowance.

(b) Extension TI Allowance . Tenant may periodically (but no more frequently than monthly) submit written requests for disbursements of the Extension TI Allowance. Each request for funding (a “ Fund Request ”) shall include the following: (i) the total amount of the Extension TI Allowance requested, (ii) a summary of the Extension Tenant Improvements performed using AIA standard form Application for Payment (G 702) executed by the general contractor and by the architect or other reasonable form, (iii) invoices from the general contractor, the architect, and any subcontractors, material suppliers and other parties requesting payment with respect to the amount of the Extension TI Allowance then being requested, (iv) unconditional lien releases from the general contractor and each subcontractor and material supplier with respect to previous payments made by either Landlord or Tenant for the Extension Tenant Improvements in a form reasonably acceptable to Landlord and complying with Applicable Laws, and (v) conditional lien releases from the general contractor and each subcontractor and material supplier with respect to the Extension Tenant Improvements performed that correspond to the Fund Request, each in a form reasonably acceptable to Landlord and complying with Applicable Laws; provided, however, for purposes of clauses (iv) and (v) above, with respect to subcontractors and material suppliers providing less than $50,000 in the aggregate of labor, materials or services, Tenant shall not be required to provide lien releases so long as the total amount of the unpaid labor, services and materials for all subcontractors for which no lien releases have been obtained, is less than $50,000 in the aggregate. Within thirty (30) days following receipt by Landlord of a Fund Request and the accompanying materials required by this Section, Landlord shall pay to (as elected by Tenant) the

 

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applicable contractors, subcontractors and material suppliers or Tenant the amount of Extension Tenant Improvement costs set forth in such Fund Request; provided , however , that Landlord shall not be obligated to make any payments under this Section until the budget for the Extension Tenant Improvements is approved in accordance with Section 6.2 , and any Fund Request under this Section shall be subject to the payment limits set forth in Section 6.2 above and Section 6 of the Amendment.

6.4 Accrual Information . In addition to the other requirements of this Section 6 , Tenant shall, no more often than once every calendar quarter during construction of the Extension Tenant Improvements, provide Landlord with a written summary of all work performed by Tenant or its agents, employees or contractors for which a Fund Request has not yet been issued to Landlord, including the following: the amount that Tenant will seek from Landlord related to such work and the dates on which such work was performed. Such information shall be provided to Landlord within ten (10) business days after Landlord’s request therefor.

7. Miscellaneous .

7.1 Incorporation of Lease Provisions . Sections 18.1 through 18.3 , Section 18.5 , Sections 18.7 through 18.10 , Sections 41.1 , 41.3 through 41.7 , 41.9 through 41.13 , and 41.15 of the Lease are incorporated into this Extension Work Letter by reference, and shall apply to this Extension Work Letter in the same way that they apply to the Lease.

7.2 General . Except as otherwise set forth in the Lease or this Extension Work Letter, this Extension Work Letter shall not apply to improvements performed in any additional premises added to the Premises at any time or from time to time, whether by any options under the Lease or otherwise; or to any portion of the Premises or any additions to the Premises in the event of a renewal or extension of the original Term, whether by any options under the Lease or otherwise, unless the Lease or any amendment or supplement to the Lease expressly provides that such additional premises are to be delivered to Tenant in the same condition as the initial Premises.

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IN WITNESS WHEREOF, Landlord and Tenant have executed this Extension Work Letter to be effective on the date first above written.

LANDLORD:

BMR-530 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

 

By: /s/ Kevin Simonsen
Name: Kevin M. Simonsen
Title: VP, Real Estate Legal

TENANT:

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

 

By: /s/ Wayne D. Burns
Name: Wayne D. Burns
Title: Sr. VP, Operations & Administration

 

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EXHIBIT C-1

TENANT WORK INSURANCE SCHEDULE

Tenant shall be responsible for requiring all of Tenant contractors doing construction or renovation work to purchase and maintain such insurance as shall protect it from the claims set forth below which may arise out of or result from any Extension Tenant Improvements (collectively, “ Tenant Work ”) whether such Tenant Work is completed by Tenant or by any Tenant contractors or by any person directly or indirectly employed by Tenant or any Tenant contractors, or by any person for whose acts Tenant or any Tenant contractors may be liable:

1. Claims under workers’ compensation, disability benefit and other similar employee benefit acts which are applicable to the Tenant Work to be performed.

2. Claims for damages because of bodily injury, occupational sickness or disease, or death of employees under any applicable employer’s liability law.

3. Claims for damages because of bodily injury, or death of any person other than Tenant’s or any Tenant contractors’ employees.

4. Claims for damages insured by usual personal injury liability coverage which are sustained (a) by any person as a result of an offense directly or indirectly related to the employment of such person by Tenant or any Tenant contractors or (b) by any other person.

5. Claims for damages, other than to the Tenant Work itself, because of injury to or destruction of tangible property, including loss of use therefrom.

6. Claims for damages because of bodily injury or death of any person or property damage arising out of the ownership, maintenance or use of any motor vehicle.

Tenant contractors’ Commercial General Liability Insurance shall include premises/operations (including explosion, collapse and underground coverage if such Tenant Work involves any underground work), elevators, independent contractors, products and completed operations, and blanket contractual liability on all written contracts, all including broad form property damage coverage.

Tenant contractors’ Commercial General, Automobile, Employers and Umbrella Liability Insurance shall be written for not less than limits of liability as follows:

 

a.        

Commercial General Liability:

Bodily Injury and Property

Damage

Commercially reasonable amounts, but in any event no less than $1,000,000 per occurrence and $2,000,000 general aggregate, with $2,000,000 products and completed operations aggregate.

 

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b.

Commercial General Liability:

Bodily Injury and Property

Damage

$1,000,000 per accident
c.

Employer’s Liability:

 

        Each Accident

 

        Disease – Policy Limit

 

        Disease – Each Employee

$500,000

 

$500,000

 

$500,000

d. Umbrella Liability: Commercially reasonable amounts (excess of coverages a, b and c above), but in any event no less than $5,000,000 per occurrence / aggregate.

All subcontractors for Tenant contractors shall carry the same coverages and limits as specified above, unless different limits are reasonably approved by Landlord. The foregoing policies shall contain a provision that coverages afforded under the policies shall not be canceled or not renewed until at least thirty (30) days’ prior written notice has been given to the Landlord. Certificates of insurance including required endorsements showing such coverages to be in force shall be filed with Landlord prior to the commencement of any Tenant Work and prior to each renewal. Coverage for completed operations must be maintained for the lesser of ten (10) years and the applicable statue of repose following completion of the Tenant Work, and certificates evidencing this coverage must be provided to Landlord. The minimum A.M. Best’s rating of each insurer shall be A- VII. Landlord and its mortgagees shall be named as an additional insureds under Tenant contractors’ Commercial General Liability, Commercial Automobile Liability and Umbrella Liability Insurance policies as respects liability arising from work or operations performed, or ownership, maintenance or use of autos, by or on behalf of such contractors. Each contractor and its insurers shall provide waivers of subrogation with respect to any claims covered or that should have been covered by valid and collectible insurance, including any deductibles or self-insurance maintained thereunder.

If any contractor’s work involves the handling or removal of asbestos (as determined by Landlord in its sole and absolute discretion), such contractor shall also carry Pollution Legal Liability insurance. Such coverage shall include bodily injury, sickness, disease, death or mental anguish or shock sustained by any person; property damage, including physical injury to or destruction of tangible property (including the resulting loss of use thereof), clean-up costs and the loss of use of tangible property that has not been physically injured or destroyed; and defense costs, charges and expenses incurred in the investigation, adjustment or defense of claims for such damages. Coverage shall apply to both sudden and non-sudden pollution conditions including the discharge, dispersal, release or escape of smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants, contaminants or pollutants into or upon land, the atmosphere or any watercourse or body of water. Claims-made coverage is permitted, provided the policy retroactive

 

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date is continuously maintained prior to the Term Commencement Date, and coverage is continuously maintained during all periods in which Tenant occupies the Premises. Coverage shall be maintained with limits of not less than $1,000,000 per incident with a $2,000,000 policy aggregate.

 

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EXHIBIT D

TI ALLOWANCE REALLOCATION AGREEMENT

THIS TI ALLOWANCE REALLOCATION AGREEMENT (this “Agreement”) is entered into as of this ___ day of December, 2014, by and between BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ 500 Landlord ”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”), and is attached to and made a part of that certain Seventh Amendment to Lease dated of even date herewith by and between Landlord and Tenant, amending that certain Lease dated as of October 19, 2007 (as the same may have been or may be amended, amended and restated, supplemented or otherwise modified from time to time, including by the Amendment, the “ Lease ”), for the Premises located at 530 Fairview Avenue North, Seattle, Washington 98109. All capitalized terms used but not otherwise defined herein shall have the meanings given them in the Lease.

RECITALS

A. WHEREAS, pursuant to the Lease, Landlord has agreed to contribute a tenant improvement allowance in the amount of One Million Eighty-Eight Thousand Forty and No/100 Dollars ($1,088,040.00) (the “ Extension TI Allowance ”) to be used for the construction of certain tenant improvements (the “ Extension Tenant Improvements ”) in the Premises by Tenant; and

B. WHEREAS, pursuant to the Adjacent Building Lease, 500 Landlord has agreed to contribute a tenant improvement allowance in the amount of Two Million Five Hundred Ninety Thousand Five Hundred Ten and No/100 Dollars ($2,590,510.00) (the “ 500 TI Allowance ”) to be used for the construction of the 500 Tenant Improvements in the Adjacent Building Premises by Tenant; and

C. WHEREAS, Tenant has requested, and Landlord and 500 Landlord have agreed to grant to Tenant, the TI Allowance Reallocation Right, on the terms and conditions set forth in the Lease and in this Agreement.

AGREEMENT

NOW, THEREFORE, Landlord, 500 Landlord and Tenant, in consideration of the Recitals set forth above which are incorporated herein by this reference, and in consideration of mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows:

1. Reallocation of Extension TI Allowance . If the cost of the 500 Tenant Improvements exceeds the amount of the 500 TI Allowance, then Tenant shall have the right (the “ TI Allowance Reallocation Right ”) to reallocate a portion of any unused Extension TI Allowance to pay such excess cost of the 500 Tenant Improvements up to three (3) times (subject to the limitations set forth in the Adjacent Building Lease Amendment), provided , however , that all of the following conditions must be satisfied at the time that Tenant exercises the Extension TI Allowance Relocation Right:

(a) Tenant shall have expended all of the 500 TI Allowance;

 

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(b) Tenant shall have delivered to Landlord, no later than the Extension TI Deadline, a written request to reallocate a portion of the unused Extension TI Allowance to pay the remaining cost to complete the construction of the 500 Tenant Improvements, setting forth the amount of the Extension TI Allowance that Tenant desires to reallocate (the “ Reallocated TI Allowance Amount ”); and

(c) Tenant shall not be in default beyond any applicable notice and cure periods under either the Lease or the Adjacent Building Lease.

2. Effect of Extension TI Allowance Reallocation . Immediately upon Tenant’s exercise of the TI Allowance Reallocation Right in accordance with Section 1 above, (a) the Extension TI Allowance shall be reduced by the Reallocated TI Allowance Amount, and Landlord shall have no further obligation to fund the Reallocated TI Allowance Amount for the performance of the Extension Tenant Improvements, and (b) the 500 TI Allowance shall be increased by the Reallocated TI Allowance Amount, and 500 Landlord shall be obligated to disburse the Reallocated TI Allowance Amount to pay the cost of the 500 Tenant Improvements in accordance with and subject to the limitations of the Adjacent Building Lease.

3. Time of the Essence . Time shall be of the essence with respect to Tenant’s exercise of the TI Allowance Reallocation Right. Tenant acknowledges that it would be inequitable to require Landlord to accept any exercise of the TI Allowance Reallocation Right after the Extension TI Deadline. The period of time within which Tenant may exercise the TI Allowance Reallocation Right shall not be extended or enlarged by reason of Tenant’s inability to exercise the TI Allowance Reallocation Right due to a failure of any of the conditions set forth in Section 1 above.

4. Incorporation of Lease Provisions . Sections 41.1 , 41. 3 through 41.7 , 41.9 through 41.13 , and 41.15 of the Lease are incorporated into this Agreement by reference, and shall apply to this Agreement in the same way that they apply to the Lease.

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

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IN WITNESS WHEREOF, Landlord, 500 Landlord and Tenant have executed this Agreement to be effective on the date first above written.

LANDLORD:

BMR-530 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

 

By:  
Name:  
Title:  

500 LANDLORD:

BMR-500 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

 

By:  
Name:  
Title:  

TENANT:

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

 

By:  
Name:  
Title:  

 

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Exhibit 10.15

LEASE

by and between

BMR-500 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

and

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

500 Fairview Avenue North, Seattle, Washington


Table of Contents

 

1.

Lease of Premises.

  2   
2.

Basic Lease Provisions.

  2   
3.

Term.

  6   
4.

Possession and Commencement Date.

  6   
5.

Condition of Premises.

  9   
6.

Rentable Area.

  9   
7.

Rent.

  10   
8.

Rent Adjustments.

  11   
9.

Operating Expenses.

  11   
10.

Taxes on Tenant’s Property.

  18   
11.

Security Deposit.

  19   
12.

Use.

  22   
13.

Rules and Regulations, CC&Rs, Parking Facilities; Common Area and Storage.

  25   
14.

Project Control by Landlord.

  27   
15.

Quiet Enjoyment.

  28   
16.

Utilities and Services.

  28   
17.

Alterations.

  33   
18.

Repairs and Maintenance.

  36   
19.

Liens.

  38   
20.

Estoppel Certificate.

  39   
21.

Hazardous Materials.

  39   
22.

Odors and Exhaust.

  42   
23.

Insurance; Waiver of Subrogation.

  44   
24.

Damage or Destruction.

  47   
25.

Eminent Domain.

  50   
26.

Surrender.

  51   

 

- i -


 

27.

 

Holding Over.

  51   
28.

Indemnification and Exculpation.

  52   
29.

Assignment or Subletting.

  54   
30.

Subordination and Attornment.

  59   
31.

Defaults and Remedies.

  60   
32.

Bankruptcy.

  66   
33.

Brokers.

  66   
34.

Definition of Landlord.

  67   
35.

Limitation of Landlord’s Liability.

  67   
36.

Joint and Several Obligations. If more than one person or entity executes this Lease as Tenant, then:

  68   
37.

Representations.

  69   
38.

Confidentiality.

  69   
39.

Notices.

  70   
40.

Miscellaneous.

  70   
41.

Options to Extend Term.

  73   
42.

Right of First Refusal.

  75   
43.

Right of First Offer.

  77   
45.

Sales Tax.

  78   

 

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LEASE

THIS LEASE (this “Lease”) is entered into as of this 22 nd day of December 2014 (the “ Execution Date ”), by and between BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“Tenant”).

RECITALS

A. WHEREAS, Landlord leases certain real property located at 500 Fairview Avenue North, Seattle, Washington 98109 (as more particularly described on Exhibit A-1 attached hereto, the “ Property ”); and

B. WHEREAS, Landlord intends to construct on the Property a building (the “ Building ”); and

C. WHEREAS, Landlord wishes to lease to Tenant, and Tenant desires to lease from Landlord, certain premises located on the third floor of the Building and storage space located on the mezzanine level of the Building (collectively, the “ Premises ”), pursuant to the terms and conditions of this Lease, as detailed below; and

D. WHEREAS, an affiliate of Landlord, BMR-530 Fairview Avenue LLC (“530 Landlord ”), owns certain real property located at 530 Fairview Avenue North, Seattle, Washington 98109 (the “ Adjacent Property ”), including the building located thereon (the “ Adjacent Building ”); and

E. WHEREAS, Tenant currently leases space in the Adjacent Building (the “ Adjacent Building Premises ”) pursuant to that certain Lease by and between Tenant and 530 Landlord dated as of October 19, 2007 (as the same has been, or might hereafter be, amended, amended and restated, supplemented or modified from time to time, the “ Adjacent Building Lease ”); and

F. WHEREAS, 530 Landlord and Tenant have entered into that certain Seventh Amendment to Lease dated of even date herewith (the “ Adjacent Building Lease Amendment ”), amending the Adjacent Building Lease, as more particularly set forth in the Adjacent Building Lease Amendment.

 

- 1 -


AGREEMENT

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows:

1. Lease of Premises .

1.1 Effective on the Term Commencement Date (as defined below), Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises, consisting of the space located on the third floor of the Building shown on Exhibit A-2 attached hereto, together with the storage space located on the mezzanine level of the Building shown on Exhibit A-3 attached hereto (the “ Storage Space ”), including any exclusive shafts, cable runs, mechanical spaces and rooftop areas, for use by Tenant in accordance with the Permitted Use (as defined below) and no other uses. The Property, the Adjacent Property, and all landscaping, parking facilities, private drives and other improvements and appurtenances related thereto, including the Building, the Adjacent Building and any other buildings located on the Property or the Adjacent Property, are hereinafter collectively referred to as the “ Project .” All portions of the Building that are from time to time designated by Landlord as being for the non-exclusive use of the tenants of the Building only, and not the tenants of the Project generally, such as service corridors, stairways, elevators, public restrooms and public lobbies (all to the extent located in the Building), are hereinafter referred to as “ Building Common Area .” All portions of the Project that are from time to time designated by Landlord and 530 Landlord as being for the non-exclusive use of tenants of the Project generally, including driveways, sidewalks, parking areas, landscaped areas, service corridors, stairways, elevators, public restrooms and public lobbies (but excluding Building Common Area and areas from time to time designated by 530 Landlord as being for the use of tenants of the Adjacent Property only), are hereinafter referred to as “ Project Common Area .” The Building Common Area and Project Common Area are collectively referred to herein as “ Common Area .”

2. Basic Lease Provisions . For convenience of the parties, certain basic provisions of this Lease are set forth herein. The provisions set forth herein are subject to the remaining terms and conditions of this Lease and are to be interpreted in light of such remaining terms and conditions.

2.1 This Lease shall take effect upon the Execution Date and, except as specifically otherwise provided within this Lease, each of the provisions hereof shall be binding upon and inure to the benefit of Landlord and Tenant from the date of execution and delivery hereof by all parties hereto.

 

- 2 -


2.2 In the definitions below, each current Rentable Area (as defined below) is expressed in square feet. Rentable Area and “ Tenant’s Pro Rata Share ” are both subject to adjustment as provided in this Lease.

 

Definition or Provision

 

Means the Following (As of the Term

Commencement Date)

Approximate Rentable Area of Premises*   19,927 square feet
Approximate Rentable Area of Building*   122,702 square feet
Approximate Rentable Area of Project*   223,820 square feet
Tenant’s Pro Rata Share of Building*   16.24%
Tenant’s Pro Rata Share of Project*   8.90%

 

Note: Subject to adjustment based upon the Rentable Area of the Premises as of the Term Commencement Date; however, in no event shall the Rentable Area of the Premises increase as of the Term Commencement Date unless due to a change in the outer dimensions of the exterior walls of the Building from those shown on the current plans for the Building .

2.3 Initial monthly and annual installments of base rent (“ Base Rent ”) for the Premises (excluding the Storage Space) as of the Term Commencement Date, subject to adjustment under this Lease:

 

Dates

   Square Feet
of Rentable
Area*
    

Base Rent per Square

Foot of Rentable Area

   Monthly
Base Rent*
     Annual Base
Rent*
 

Months 1 - 3

     19,927      

Abated in accordance

with Section 7.1 below

   $ 0.00       $ 1,031,222.25   

Months 4 - 12

     19,927       $51.75 annually    $ 85,935.19      

 

Note: Subject to adjustment based upon the Rentable Area of the Premises as of the Term Commencement Date as provided in Section 2.2 above .

 

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Initial monthly and annual installments of base rent (“ Base Rent ”) for the Storage Space as of the Term Commencement Date, subject to adjustment under this Lease:

 

Dates

   Square Feet
of Rentable
Area
    

Base Rent per Square

Foot of Rentable Area

   Monthly
Base Rent*
     Annual Base
Rent*
 

Months 1 - 3

     1,614      

Abated in accordance

with Section 7.1 below

   $ 0.00       $ 29,052.00   

Months 4 - 12

     1,614       $18.00 annually    $ 2,421.00      

2.4 Estimated Term Commencement Date: April 1, 2016, subject to extension as set forth in Section 4.1 below.

2.5 Estimated Term Expiration Date: March 31, 2026.

2.6 Security Deposit: One (1) month of Base Rent for the first (1 st ) month during which Base Rent is actually due for the entire Premises and Base Rent is not in abatement, subject to increase in accordance with the terms hereof.

2.7 Permitted Use: Office and laboratory use and light manufacturing use in compliance with Applicable Laws (as hereinafter defined) (except that the Storage Space shall be used solely for storage of equipment and personal property, excluding any Hazardous Materials), all in conformity with all federal, state, municipal and local laws, codes, ordinances, rules and regulations of Governmental Authorities (as defined below), committees, associations, or other regulatory committees, agencies or governing bodies having jurisdiction over the Premises, the Building, the Property, the Project, Landlord or Tenant, including both statutory and common law and hazardous waste rules and regulations (“ Applicable Laws ”).

 

2.8 Address for Rent Payment:   
  

BMR-500 FAIRVIEW AVENUE LLC

Attention Entity 251

P.O. Box 511387

Los Angeles, California 90051-7942

 

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2.9 Address for Notices to Landlord:

BMR-500 FAIRVIEW AVENUE LLC

17190 Bernardo Center Drive

San Diego, California 92128

Attn: Vice President, Real Estate Legal

2.10 Address for Notices to Tenant:

NANOSTRING TECHNOLOGIES, INC.

530 Fairview Avenue North, Suite 2000

Seattle, Washington 98109

Attn: Wayne Burns, Senior Vice President, Operations/Administration

with a copy to :

NANOSTRING TECHNOLOGIES, INC.

530 Fairview Avenue North, Suite 2000

Seattle, Washington 98109

Attn: General Counsel

2.11 Address for Invoices to Tenant:

NANOSTRING TECHNOLOGIES, INC.

530 Fairview Avenue North, Suite 2000

Seattle Washington 98109

Attn: Accounts Payable

2.12 The following Exhibits are attached hereto and incorporated herein by reference:

 

Exhibit A-1 Property
Exhibit A-2 Premises (excluding Storage Space)
Exhibit A-3 Storage Space
Exhibit B Work Letter
Exhibit B-1 Tenant Work Insurance Schedule
Exhibit C Acknowledgement of Term Commencement Date and Term Expiration Date
Exhibit D TI Allowance Reallocation Agreement
Exhibit E Form of Letter of Credit
Exhibit F Rules and Regulations

 

- 5 -


 

Exhibit G

 

Tenant’s Personal Property

Exhibit H Form of Estoppel Certificate
Exhibit I Landlord Improvements
Exhibit I-1 Proposed Shaft Allocation Plans
Exhibit I-2 Proposed Roof Allocation Plans
Exhibit J Form of Ground Lessor Recognition and Non-Disturbance Agreement
Exhibit K Form of Memorandum of Lease
Exhibit L Form of Termination of Memorandum of Lease

3. Term . The actual term of this Lease (as the same may be extended pursuant to Article 41 hereof, and as the same may be earlier terminated in accordance with this Lease, the “ Term ”) shall commence on the actual Term Commencement Date (as defined in Article 4 ) and end on the date that the ten (10)-year period commencing on the Term Commencement Date expires (the “ Term Expiration Date ”), subject to earlier termination of this Lease as provided herein.

4. Possession and Commencement Date .

4.1 The “ Term Commencement Date ” shall be the earlier of (a) the Estimated Term Commencement Date and (b) the day the work described in the Work Letter (the “ Tenant Improvements ”) is Substantially Complete. Landlord shall reasonably endeavor to deliver the Premises to Tenant so Tenant can commence construction of the Tenant Improvements no later than November 1, 2015, and the Estimated Term Commencement Date shall be extended on a day-for-day basis for each day after November 1, 2015 that Landlord fails to deliver the Premises to Tenant (other than as a result of any delay caused by Tenant or its affiliates or their respective employees, contractors or agents). Notwithstanding anything to the contrary, if Landlord fails to deliver the Premises to Tenant in the condition required by this Lease by January 1, 2016, then Tenant shall be entitled to a credit equal to one (1) day of Rent for every day after January 1, 2016 that Landlord fails to deliver the Premises to Tenant, which credits shall be applied to Rent first owing after the initial three (3) months of abated Rent as set forth in Section 2.3. Tenant shall execute and deliver to Landlord written acknowledgment of the actual Term Commencement Date and the Term Expiration Date within ten (10) Business Days after the Term Commencement Date, in the form attached as Exhibit C hereto. Failure to execute and deliver such acknowledgment, however, shall not affect the Term Commencement Date or Landlord’s or Tenant’s liability hereunder. Failure by Tenant to obtain validation by any medical review board or other similar governmental licensing of the Premises required for the Permitted Use by Tenant shall not serve to extend the Term Commencement Date. The term “ Substantially Complete ” or “ Substantial Completion ” means that the Tenant Improvements are substantially complete in accordance with the Approved Plans (as defined in the Work Letter), except for minor punch list items.

 

- 6 -


4.2 Tenant shall cause the Tenant Improvements to be constructed in the Premises pursuant to the Work Letter attached hereto as Exhibit B (the “ Work Letter ”) at a cost to Landlord not to exceed Two Million Five Hundred Ninety Thousand Five Hundred Ten and No/100 Dollars ($2,590,510.00) (based upon One Hundred Thirty and No/100 Dollars ($130.00) per square foot of Rentable Area (as defined below)) of the Premises (excluding the Storage Space) (the “ TI Allowance ”). The TI Allowance may be applied to the costs of (m) construction, (n) project review by Landlord (which fee shall equal two percent (2%) of the cost of the Tenant Improvements, including the TI Allowance, but shall not exceed Forty Thousand and No/100 Dollars ($40,000.00), (o) commissioning of mechanical, electrical and plumbing systems by a licensed, qualified commissioning agent hired by Tenant, and review of such party’s commissioning report by a licensed, qualified commissioning agent hired by Landlord, (p) space planning, architect, engineering and other related services performed by third parties unaffiliated with Tenant, (q) building permits and other taxes, fees, charges and levies by Governmental Authorities (as defined below) for permits or for inspections of the Tenant Improvements, and (r) costs and expenses for labor, material, equipment and fixtures. In no event shall the TI Allowance be used for (v) the cost of work that is not authorized by the Approved Plans (as defined in the Work Letter) or otherwise approved in writing by Landlord (which approval shall not be unreasonably withheld, conditioned or delayed), (w) payments to Tenant or any affiliates of Tenant, (x) the purchase of any furniture, personal property or other non-building system equipment, (y) costs resulting from any default by Tenant of its obligations under this Lease or (z) costs that are recoverable by Tenant from a third party (e.g., insurers, warrantors, or tortfeasors). Notwithstanding anything to the contrary in this Lease, Landlord shall not charge Tenant any plan or construction review, oversight, supervision, management or other similar fee in relation to the Tenant Improvements other than the amount set forth in clause (n) above. In addition to the TI Allowance, Landlord shall contribute up to Two Thousand Nine Hundred Eighty-Nine and 05/100 Dollars ($2,989.05) (based upon 15/100 Dollars ($0.15) per square foot of Rentable Area of the Premises (excluding the Storage Space) to pay the cost of developing a test fit plan for the Premises (the “ Test Fit Allowance ”), which shall be disbursed by Landlord in accordance with the Work Letter.

4.3 Tenant shall have until the date that is one (1) year after the Term Commencement Date (the “ TI Deadline ”), to expend the unused portion of the Test Fit Allowance and TI Allowance, after which date Landlord’s obligation to fund such costs shall expire. Notwithstanding the foregoing, if the cost of the tenant improvements to be performed by Tenant in the Adjacent Building Premises in accordance with the Adjacent Building Lease Amendment (the “ 530 Tenant Improvements ”) exceeds the amount of the tenant improvement allowance available for the 530 Tenant Improvements pursuant to the Adjacent Building Lease Amendment, then Tenant shall have the right (the “ TI Allowance Reallocation Right ”) to reallocate a portion of any unused TI Allowance (the “ Reallocated TI Allowance Amount ”) to pay such excess cost of constructing the 530 Tenant Improvements (subject to the limitations set

 

- 7 -


forth in the Adjacent Building Lease Amendment), on the terms and conditions set forth in the TI Allowance Reallocation Agreement attached as Exhibit D hereto (the “ TI Reallocation Agreement ”). Upon Tenant’s exercise of the TI Allowance Reallocation Right, the TI Allowance shall be permanently reduced by the Reallocated TI Allowance Amount, and Landlord shall have no further obligation to fund the Reallocated TI Allowance Amount.

4.4 Tenant shall be solely responsible for any costs related to the Tenant Improvements in excess of the TI Allowance (the “ Excess Costs ”). In no event shall any unused TI Allowance entitle Tenant to a credit against Rent payable under this Lease. If the amount of the Approved Budget is greater than the TI Allowance (plus any amount of the tenant improvement allowance from the Adjacent Building Lease Amendment that is allocated to the costs of the Tenant Improvements pursuant to the TI Reallocation Agreement), but less than or equal to one hundred ten percent (110%) of the TI Allowance, then Landlord shall first pay the entire TI Allowance, and after the TI Allowance (plus any amount of the tenant improvement allowance from the Adjacent Building Lease Amendment that is allocated to the costs of the Tenant Improvements pursuant to the TI Reallocation Agreement) has been expended, Tenant shall pay the Excess Costs. If the amount of the Approved Budget (as defined in Exhibit B ) exceeds one hundred ten percent (110%) of the TI Allowance (plus any amount of the tenant improvement allowance from the Adjacent Building Amendment Lease that is allocated to the costs of the Tenant Improvements pursuant to the TI Reallocation Agreement), then Tenant shall deposit an amount equal to the Excess Costs with Landlord no less than ten (10) Business Days before commencing work on the Tenant Improvements. In such case Tenant’s funds shall be disbursed by Landlord on a pari pasu basis with the TI Allowance as set forth in the attached Exhibit B. Following disbursement of the TI Allowance and any Tenant funds deposited with Landlord, Tenant shall pay for all remaining Costs of the Work, within ten (10) Business Days after written notice from Landlord of the amount due from Tenant. At the option of Landlord, amounts payable by Tenant pursuant to this paragraph shall be paid directly to Contractor or such other party as Landlord may reasonably designate in writing.

4.5 Prior to entering upon the Premises, Tenant shall furnish to Landlord evidence satisfactory to Landlord that insurance coverages required of Tenant under the provisions of Article 23 are in effect, and such entry shall be subject to all the terms and conditions of this Lease, provided that Tenant’s obligation to pay Rent or utilities shall not commence until the Term Commencement Date; provided, however, if the Tenant Improvements are not substantially completed within seven (7) months following the date possession of the Premises has been delivered to Tenant by Landlord (with such seven (7) month period subject to extension to the extent completion is delayed by Landlord’s actions or any failure to act where Landlord was obligated to act pursuant to this Lease), Landlord reserves the right to require Tenant to install a temporary meter at Tenant’s expense to measure Tenant’s consumption of electricity in the Premises and Landlord may charge Tenant for the electricity so consumed.

 

- 8 -


4.6 Landlord and Tenant shall mutually agree upon the selection of the architect, engineer, general contractor and major subcontractors, and Landlord and Tenant shall each participate in the review of the competitive bid process. Landlord shall not unreasonably withhold its consent, but may refuse to use any architects, consultants, contractors, subcontractors or material suppliers that Landlord reasonably believes could cause labor disharmony.

5. Condition of Premises . Subject to Landlord’s obligations under this Lease, Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the condition of the Premises, the Building or the Project, or with respect to the suitability of the Premises, the Building or the Project for the conduct of Tenant’s business. Tenant acknowledges that (a) it agrees to take the Premises in its condition “as is” as of the date that Landlord delivers possession of the Premises to Tenant in the condition required by the terms of this Lease, subject only to Landlord’s obligations under this Lease (the “ Delivery Date ”), and (b) Landlord shall have no obligation to alter, repair or otherwise prepare the Premises for Tenant’s occupancy or to pay for or construct any improvements to the Premises, except with respect to the TI Allowance, the Test Fit Allowance and as otherwise expressly stated in this Lease. Tenant’s taking of possession of the Premises shall, except as otherwise agreed to in writing by Landlord and Tenant and subject to Landlord’s obligations hereunder, conclusively establish that the Premises, the Building and the Project were at such time in good, sanitary and satisfactory condition and repair. At Landlord’s sole cost and expense, Landlord shall deliver the Premises to Tenant with the Premises’ base core and shell work described in the attached Exhibit I completed and ready for the Tenant Improvements (the cost of which work shall not be deducted from the TI Allowance or passed through as an Operating Expense, whether completed before or after Tenant takes possession of the Premises). Notwithstanding anything to the contrary, Landlord shall deliver the Premises to Tenant on the Delivery Date, free and clear of any Hazardous Materials in violation of Applicable Laws to the extent in effect and as interpreted and applied as of the Delivery Date.

6. Rentable Area .

6.1 The term “ Rentable Area ” shall reflect such areas as reasonably calculated by Landlord’s architect, as the same may be reasonably adjusted from time to time by Landlord in consultation with Landlord’s architect to reflect commercially reasonable changes to the Premises, the Building or the Project, as applicable.

6.2 The Rentable Area of the Building is generally determined by making separate calculations of Rentable Area applicable to each floor within the Building and totaling the Rentable Area of all floors within the Building. The Rentable Area of a floor is computed by measuring to the outside finished surface of the permanent outer Building walls. The full area

 

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calculated as previously set forth is included as Rentable Area, without deduction for columns and projections or vertical penetrations, including stairs, elevator shafts, flues, pipe shafts, vertical ducts and the like, as well as such items’ enclosing walls.

6.3 The term “ Rentable Area ,” when applied to the Premises, is that area equal to the usable area of the Premises, plus an equitable allocation of Rentable Area within the Building that is not then utilized or expected to be utilized as usable area, including that portion of the Building devoted to corridors, equipment rooms, restrooms, elevator lobby, atrium and mailroom.

6.4 The Rentable Area of the Project is the total Rentable Area of all buildings within the Project.

6.5 Review of allocations of Rentable Areas as between tenants of the Building and the Project shall be made as frequently as Landlord reasonably deems appropriate, including in order to facilitate an equitable apportionment of Operating Expenses (as defined below). If such review is by a licensed architect and allocations are certified by such licensed architect as being correct, then Tenant shall be bound by such certifications, absent manifest error, so long as the calculations are commercially reasonable.

7. Rent .

7.1 Tenant shall pay to Landlord as Base Rent for the Premises, commencing on the Term Commencement Date, the sums set forth in Section 2.3 , subject to the rental adjustments provided in Article 8 hereof. Base Rent shall be paid in equal monthly installments as set forth in Section 2.3 , subject to the rental adjustments provided in Article 8 hereof, each in advance on the first day of each and every calendar month during the Term; provided that Base Rent for the Premises shall be abated during the first three (3) months of the Term (the “ Base Rent Abatement Period ”). In the event that the Term Commencement Date occurs on a day other than the first day of a calendar month, then monthly Base Rent payable on or before the first day of the last month of the Base Rent Abatement Period shall be a prorated amount based on the actual number of days in such calendar month following the expiration of the Base Rent Abatement Period. For purposes of clarity, Tenant shall be responsible for all other Rent due pursuant to the terms of this Lease during the Base Rent Abatement Period.

7.2 In addition to Base Rent, Tenant shall pay to Landlord as additional rent (“ Additional Rent ”) at times hereinafter specified in this Lease (a) Tenant’s Adjusted Share (as defined below) of Operating Expenses (as defined below), (b) the Property Management Fee (as defined below) and (c) any other amounts that Tenant assumes or agrees to pay under the provisions of this Lease that are owed to Landlord, including any and all other sums that may become due by reason of any default of Tenant or failure on Tenant’s part to comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after notice and the lapse of any applicable cure periods.

 

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7.3 Base Rent and Additional Rent shall together be denominated “ Rent .” Except as otherwise expressly set forth in this Lease, Rent shall be paid to Landlord, without abatement, deduction or offset, in lawful money of the United States of America at the office of Landlord as set forth in Section 2.8 or to such other person or at such other place as Landlord may from time designate in writing. In the event the Term commences on a day other than the first day of a calendar month or the Term ends on a day other than the last day of a calendar month, then the Rent for such fraction of a month shall be prorated for such period on the basis of the number of days in the month and shall be paid at the then-current rate for such fractional month.

7.4 Tenant’s obligation to pay Rent shall not be discharged or otherwise affected by any Applicable Laws now or hereafter applicable to the Premises, (b) any other restriction on Tenant’s use, (c) except as expressly provided herein, any casualty or taking or (d) any other occurrence. Tenant’s obligation to pay Rent with respect to any period or obligations arising, existing or pertaining to the period prior to the date of the expiration or earlier termination of the Term or this Lease shall survive any such expiration or earlier termination; provided , however, that nothing in this sentence shall in any way affect Tenant’s obligations with respect to any other period.

8. Rent Adjustments . Base Rent shall be subject to an annual upward adjustment of three percent (3%) of the then-current Base Rent. The first such adjustment shall become effective commencing on the first (1 st ) annual anniversary of the Term Commencement Date, and subsequent adjustments shall become effective on every successive annual anniversary during the Term.

9. Operating Expenses .

9.1 As used herein, the term “ Operating Expenses ” shall include:

(a) Government impositions, including property tax costs consisting of real and personal property taxes and assessments (including amounts due under any improvement bond upon the Building or the Project (including the parcel or parcels of real property upon which the Building, the other buildings in the Project and areas serving the Building and the Project are located)) or assessments in lieu thereof imposed by any federal, state, regional, local or municipal governmental authority, agency or subdivision (each, a “ Governmental Authority ”); taxes on or measured by gross rentals received from the rental of space in the Project; taxes based on the square footage of the Premises, the Building or the Project, as well as any parking charges, utilities surcharges or any other costs levied, assessed or imposed by, or at the direction of, or resulting from Applicable Laws or interpretations thereof, promulgated by any

 

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Governmental Authority in connection with the use or occupancy of the Project or the parking facilities serving the Project; taxes on this transaction or any document to which Tenant is a party creating or transferring an interest in the Premises; any fee for a business license to operate an office building; and any expenses, including the reasonable cost of attorneys or experts, reasonably incurred by Landlord in seeking reduction by the taxing authority of the applicable taxes, less tax refunds obtained as a result of an application for review thereof; and

(b) All other costs of any kind paid or incurred by Landlord in connection with the operation or maintenance of the Building and the Project, which shall include Project office rent at fair market rental for a commercially reasonable amount of space for Project management personnel, to the extent an office used for Project operations is maintained at the Project, plus customary expenses for such office, and costs of repairs and replacements to improvements within the Project as reasonably appropriate to maintain the Project as required hereunder; costs of utilities furnished to the Common Area; sewer fees; cable television; trash collection; cleaning, including windows; heating, ventilation and air-conditioning (“ HVAC ”); maintenance of landscaping and grounds; maintenance of drives and parking areas; maintenance of the roof; security services and devices; building supplies; maintenance or replacement of equipment utilized for operation and maintenance of the Project; license, permit and inspection fees; sales, use and excise taxes on goods and services purchased by Landlord in connection with the operation, maintenance or repair of the Building or Project systems and equipment; telephone, postage, stationery supplies and other reasonable expenses incurred in connection with the operation, maintenance or repair of the Project; accounting, legal and other professional fees and expenses reasonably incurred in connection with the Project; costs of furniture, draperies, carpeting, landscaping, snow removal and other customary and ordinary items of personal property provided by Landlord for use in Common Area or in the Project office; capital expenditures incurred (i) in replacing obsolete equipment, (ii) for the primary purpose of reducing Operating Expenses, or (iii) required by any Governmental Authority to comply with changes in Applicable Laws that take effect after the Execution Date or to ensure continued compliance with Applicable Laws in effect as of the Execution Date, in each case amortized over the useful life thereof, as reasonably determined by Landlord, in accordance with generally accepted accounting principles; costs of complying with Applicable Laws (except to the extent such costs are incurred to remedy non-compliance as of the Delivery Date with Applicable Laws, provided that such non-compliance was not caused by Tenant or any Tenant Party); costs to keep the Project in compliance with, or fees otherwise required under, any CC&Rs (as defined below); insurance premiums, including premiums for commercial general liability, property casualty, earthquake, terrorism and environmental coverages; portions of insured losses paid by Landlord as part of the deductible portion of a loss pursuant to the terms of insurance policies; service contracts; costs of services of independent contractors retained to do work of a nature referenced above; and costs of compensation (including employment taxes and fringe benefits) of all persons who perform regular and recurring duties connected with the day-to-day operation and

 

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maintenance of the Project, its equipment, the adjacent walks, landscaped areas, drives and parking areas, including janitors, floor waxers, window washers, watchmen, gardeners, sweepers, plow trucks and handymen. Notwithstanding any of the foregoing, any insurance deductibles included in Operating Expenses shall be amortized over the useful life of the repairs made with such deductibles, as reasonably determined by Landlord, in accordance with generally accepted accounting principles.

(c) Notwithstanding the foregoing, Operating Expenses shall not include any net income, franchise, capital stock, estate or inheritance taxes, or taxes that are the personal obligation of Tenant or of another tenant of the Project; any leasing commissions; expenses that relate to preparation of rental space for a tenant; expenses of initial development and construction, including grading, paving, landscaping and decorating (as distinguished from maintenance, repair and replacement of the foregoing); legal expenses relating to other tenants; any costs or expenses relating solely to another tenant; costs of repairs to the extent reimbursed by payment of insurance proceeds received by Landlord (or that would have been reimbursed had Landlord carried insurance required by this Lease); interest upon loans to Landlord or secured by a mortgage or deed of trust covering the Project or a portion thereof ( provided that interest upon a government assessment or improvement bond payable in installments shall constitute an Operating Expense under Subsection 9.1(a) ); salaries of executive officers of Landlord; depreciation claimed by Landlord for tax purposes ( provided that this exclusion of depreciation is not intended to delete from Operating Expenses actual costs of repairs and replacements that are provided for in Subsection 9.1(b) ); taxes that are excluded from Operating Expenses by the last sentence of Subsection 9.1(a) ; costs related to the construction of any Building specialty areas, such as Building conference facilities, café, fitness center, loading dock(s) and outdoor meeting space/deck, except as expressly permitted by Section 9.1(b) above ; advertising and promotional expenses and other costs incurred in procuring tenants or in selling the Building or Project; legal fees incurred in connection with approvals from and contract disputes with suppliers; costs of renovating or otherwise improving or decorating space for any tenant or other occupant of the Building or Project, including Tenant, or relocating any tenant; financing costs, including interest and principal amortization of debts and the costs of providing the same; rental on ground leases or other underlying leases and the costs of providing the same; wages, bonuses and other compensation of employees not performing property management duties with respect to the Building or the Project; any liabilities, costs or expenses associated with or incurred in connection with the removal, enclosure, encapsulation or other handling of asbestos or other hazardous or toxic materials or substances to the extent existing as of the Term Commencement Date and not caused or exacerbated by Tenant or any Tenant Party, and the cost of defending against claims in regard to the existence or release of, Hazardous Materials to the extent existing at the Building or Project as of the Term Commencement Date and not caused or exacerbated by Tenant or any Tenant Party (except with respect to those costs for which Tenant is otherwise responsible pursuant to the express terms of this Lease); costs of any items for

 

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which, and to the extent, Landlord is paid or reimbursed by insurance; increased insurance or real estate taxes to the extent paid by any tenant of the Building or Project or for which Landlord is reimbursed from any other tenant; charges for electricity, water, or other utilities, services or goods and applicable taxes for which Tenant or any other tenant, occupant, person or other party reimburses Landlord or pays to third parties; any violation of Applicable Laws to the extent that such violation exists as of the Term Commencement Date and was not caused by Tenant or any Tenant Party; cost of any HVAC, janitorial or other services provided to tenants on an extra cost basis after regular Business Hours and for which such tenants reimburse Landlord; any costs, expenses, bonds, assessments, entitlement or permit fees or subsidies or other fees associated with the initial construction of the Building or Project by Landlord; cost of any work or service performed on an extra cost basis for any tenant in the Building or Project to a materially greater extent or in a materially more favorable manner than furnished generally to the tenants and other occupants; cost of any work or services performed for any facility other than the Building or Project; any cost representing an amount paid to a person, firm, corporation or other entity related to Landlord that is in excess of the amount which would have been paid in the absence of such relationship; any cost of painting or decorating any interior parts of the Building or Project other than Common Areas; any cost associated with operating an on- or off-site management office for the Building or Project, other than as expressly provided in Section 9.1(b) ; Landlord’s general overhead and any other expense not directly attributable to operation and management of the Building and Project (e.g., the activities of Landlord’s officers and executives or professional development expenditures); cost of initial cleaning and rubbish removal from the Building or Project to be performed before final completion of the base building or tenant space; cost of initial landscaping of the Building or Project; attorneys’ fees, accounting fees and other expenditures incurred in connection with negotiations, disputes and claims of other tenants or occupants of the Building or Project or with other third parties, except as specifically otherwise provided in this Lease; cost of initial stock of tools and equipment for operation, repair and maintenance of the Building or Project; capital expenses (except as allowed under Section 9.1(b ) above); late fees or charges incurred by Landlord due to late payment of expenses resulting from Landlord’s negligence or willful misconduct; cost of acquiring, securing, cleaning or maintaining sculptures, paintings and other works of art in excess of $25,000 in total; taxes on Landlord’s business (such as income, excess profits, franchise, capital stock, estate, inheritance, etc.); charitable or political contributions; costs and expenses incurred in connection with compliance with or the contesting or settlement of any claimed violation of law or requirements of law; direct costs or allocable costs associated with parking operations if there is a separate charge to Tenant, other tenants or the public for parking; and all other items to the extent that another party compensates or pays Landlord for such item so that Landlord shall not recover any item of cost more than once. To the extent that Tenant uses more than Tenant’s Pro Rata Share of any item of Operating Expenses, Tenant shall pay Landlord for such excess in addition to Tenant’s obligation to pay Tenant’s Pro Rata Share of Operating Expenses (such excess, together with Tenant’s Pro Rata Share, “ Tenant’s Adjusted Share ”).

 

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9.2 Tenant shall pay to Landlord on the first day of each calendar month of the Term, as Additional Rent, (a) the Property Management Fee (as defined below) and (b) Landlord’s estimate of Tenant’s Adjusted Share of Operating Expenses with respect to the Building and the Project, as applicable, for such month.

(x) The “ Property Management Fee ” shall equal three percent (3%) of Base Rent due from Tenant. Tenant shall pay the Property Management Fee in accordance with Section 9.2 with respect to the entire Term, including any extensions thereof or any holdover periods, regardless of whether Tenant is obligated to pay Base Rent, Operating Expenses or any other Rent with respect to any such period or portion thereof. For the first three (3) months of the Term (and any period of occupancy prior to the Term as further described in Section 9.5 ), the Property Management Fee shall be calculated as if Tenant were paying Eighty-Five Thousand Nine Hundred Thirty-Five and 19/100 Dollars ($85,935.19) per month for Base Rent.

(y) Within ninety (90) days after the conclusion of each calendar year (or such longer period as may be reasonably required by Landlord), Landlord shall furnish to Tenant a statement showing in reasonable detail the actual Operating Expenses, Tenant’s Adjusted Share of Operating Expenses, and the cost of providing utilities to the Premises for the previous calendar year (“ Landlord’s Statement ”). Any additional sum due from Tenant to Landlord shall be immediately due and payable. If the amounts paid by Tenant pursuant to this Section exceed Tenant’s Adjusted Share of Operating Expenses for the previous calendar year, then Landlord shall credit the difference against the Rent next due and owing from Tenant; provided that, if the Lease term has expired, Landlord shall accompany Landlord’s Statement with payment for the amount of such difference.

(z) Any amount due under this Section for any period that is less than a full month shall be prorated for such fractional month on the basis of the number of days in the month.

9.3 Landlord may, from time to time, modify Landlord’s calculation and allocation procedures for Operating Expenses, so long as such modifications produce Dollar results substantially consistent with Landlord’s then-current practice at the Project. Since the Project consists of multiple buildings, certain Operating Expenses may pertain to a particular building(s) and other Operating Expenses to the Project as a whole. Landlord reserves the right in its reasonable discretion to allocate any such costs applicable to any particular building within the Project solely to such building rather than the Project as a whole, and other such costs applicable to the Project as a whole among the buildings in the Project (which may include the Building), with the tenants in each building being responsible for paying their respective shares of such building costs to the extent required under their leases. If Landlord allocates certain costs to other building(s) in the Project, said costs shall be included in the Operating Expenses for the

 

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Project as a whole; if Landlord allocates certain Operating Expenses to the Building only, Tenant shall only be responsible for that amount of Operating Expenses equal to Tenant’s Pro Rata Share of the Building. Landlord shall allocate such costs among the buildings (including the Building) in a reasonable, non-discriminatory manner, and such allocation shall be binding on Tenant. To the extent that Landlord and affiliate(s) of Landlord currently own other property(ies) adjacent to the Project or its neighboring properties (collectively, “ Neighboring Properties ”), then in connection with Landlord performing services for the Project pursuant to this Lease, similar services may be performed by the same vendor(s) for Neighboring Properties, as long as Tenant does not bear the additional cost of such services to Neighboring Properties in excess of the cost of such services if they were provided solely to the Project. In such a case, Landlord shall reasonably allocate to the Project the costs for such services based upon the ratio that the Rentable Area of the Building and Project bears to the total Rentable Area of all buildings on the Neighboring Properties for which the services are performed, unless the scope of the services performed for any building or property (including the Building and the Project) is disproportionately more or less than for others, in which case Landlord shall equitably allocate the costs based on the scope of the services being performed for each building or property (including the Building and the Project).

9.4 Landlord’s Statement shall be final and binding upon Tenant unless Tenant, within ninety (90) days after Tenant’s receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reasons therefor. If, during such ninety (90)-day period, Tenant reasonably and in good faith questions or contests the correctness of Landlord’s Statement, Landlord shall provide Tenant with reasonable access to review Landlord’s books and records to the extent relevant to determination of Operating Expenses, and such other information as Landlord reasonably determines to be responsive to Tenant’s written inquiries regarding the same. In the event that, after Tenant’s review of such information, Landlord and Tenant (both acting in good faith) cannot agree upon the amount stated in Landlord’s Statement, then Tenant shall have the right to have an independent public accounting firm hired by Tenant (and approved by Landlord, which approval Landlord shall not unreasonably withhold, condition or delay) on an hourly basis and not on a contingent-fee basis (at Tenant’s sole cost and expense except as provided below), subject to a reasonable confidentiality agreement, audit and review such of Landlord’s books and records for the year in question as directly relate to the determination of Operating Expenses for such year (the “ Independent Review ”). Landlord shall make such books and records available at the location where Landlord maintains them in the ordinary course of its business. Landlord need not provide copies of any books or records, provided that Tenant shall be entitled to make such copies at its expense. Tenant shall commence the Independent Review within thirty (30) days after the date Landlord has given Tenant access to Landlord’s books and records for the Independent Review. Tenant shall complete the Independent Review and notify Landlord in writing of Tenant’s specific objections to Landlord’s calculation of Operating Expenses

 

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(including a written statement of the basis, nature and amount of each proposed adjustment) no later than ninety (90) days after Landlord has first given Tenant access to Landlord’s books and records for the Independent Review. Landlord shall review the results of any such Independent Review. The parties shall endeavor in good faith to agree promptly and reasonably upon Operating Expenses taking into account the results of such Independent Review. If, as of sixty (60) days after Tenant has submitted the Independent Review to Landlord, the parties have not agreed on the appropriate adjustments to Operating Expenses, then the parties shall engage a mutually agreeable independent third party accountant with at least ten (10) years’ experience in commercial real estate accounting in the Seattle, Washington area (the “ Accountant ”). If the parties cannot agree on the Accountant, each shall within ten (10) days after such impasse appoint an Accountant (different from the accountant and accounting firm that conducted the Independent Review) and, within ten (10) days after the appointment of both such Accountants, those two Accountants shall select a third (which cannot be the accountant and accounting firm that conducted the Independent Review). If either party fails to timely appoint an Accountant, then the Accountant the other party appoints shall be the sole Accountant. Within ten (10) days after appointment of the Accountant(s), Landlord and Tenant shall each simultaneously give the Accountants (with a copy to the other party) its determination of Operating Expenses, with such supporting data or information as each submitting party determines appropriate. Within ten (10) days after such submissions, the Accountants shall by majority vote select either Landlord’s or Tenant’s determination of Operating Expenses. The Accountants may not select or designate any other determination of Operating Expenses. The determination of the Accountant(s) shall bind the parties. If the parties agree or the Accountant(s) determine that Tenant’s Adjusted Share of Operating Expenses actually paid by Tenant for the calendar year in question exceeded Tenant’s obligations for such calendar year, then Landlord shall, at Tenant’s option, either (a) credit the excess to the next succeeding installments of estimated Additional Rent or (b) pay the excess to Tenant within thirty (30) days after delivery of such results. If the parties agree or the Accountant(s) determine that Tenant’s payments of Tenant’s Adjusted Share of Operating Expenses for such calendar year were less than Tenant’s obligation for the calendar year, then Tenant shall pay the deficiency to Landlord within thirty (30) days after delivery of such results. If it is finally agreed or determined that Landlord’s Statement for any year overcharges Tenant by five percent (5%) or more, then Landlord shall reimburse Tenant all reasonable costs of such review (including without limitation the cost of third party auditors) within thirty (30) days of Landlord’s receipt of an invoice therefor.

9.5 Tenant shall not be responsible for Operating Expenses with respect to any time period prior to the Term Commencement Date; provided , however, that if Landlord shall permit Tenant possession of the Premises prior to the Term Commencement Date for purposes other than construction of the Tenant Improvements and other move-in activities, Tenant shall be responsible for Operating Expenses from such earlier date of possession (the Term Commencement Date or such earlier date, as applicable, the “ Expense Trigger Date ”); and

 

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provided , further, that Landlord may annualize certain Operating Expenses incurred prior to the Expense Trigger Date over the course of the budgeted year during which the Expense Trigger Date occurs, and Tenant shall be responsible for the annualized portion of such Operating Expenses corresponding to the number of days during such year, commencing with the Expense Trigger Date, for which Tenant is otherwise liable for Operating Expenses pursuant to this Lease. Tenant’s responsibility for Tenant’s Adjusted Share of Operating Expenses shall continue to the latest of (a) the date of termination of the Lease, (b) the date Tenant has fully vacated the Premises and (c) if termination of the Lease is due to a default by Tenant, the date of rental commencement of a replacement tenant.

9.6 Operating Expenses for the calendar year in which Tenant’s obligation to share therein commences and for the calendar year in which such obligation ceases shall be prorated on a basis reasonably determined by Landlord. Expenses such as taxes, assessments and insurance premiums that are incurred for an extended time period shall be prorated based upon the time periods to which they apply so that the amounts attributed to the Premises relate in a reasonable manner to the time period wherein Tenant has an obligation to share in Operating Expenses.

9.7 Within thirty (30) days after the end of each calendar month, Tenant shall submit to Landlord an invoice, or, in the event an invoice is not available, an itemized list, of all costs and expenses that (a) Tenant has incurred (either internally or by employing third parties) during the prior month and (b) for which Tenant reasonably believes it is entitled to reimbursements from Landlord pursuant to the terms of this Lease.

9.8 In the event that the Building or Project is less than fully occupied during a calendar year, Tenant acknowledges that Landlord may extrapolate Operating Expenses that vary depending on the occupancy of the Building or Project, as applicable, to equal Landlord’s reasonable estimate of what such Operating Expenses would have been had the Building or Project, as applicable, been ninety-five percent (95%) occupied during such calendar year; provided , however, that Landlord shall not recover more than one hundred percent (100%) of Operating Expenses.

10. Taxes on Tenant’s Property .

10.1 Tenant shall pay prior to delinquency any and all taxes levied against any personal property or trade fixtures placed by Tenant in or about the Premises or on any gross or net receipts of or sales by Tenant.

10.2 If any such taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property or, if the assessed valuation of the Building, the Property or the Project is increased by inclusion therein of a value attributable to Tenant’s personal property or

 

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trade fixtures, and if Landlord, after written notice to Tenant, pays the taxes based upon any such increase in the assessed value of the Building, the Property or the Project, then Tenant shall, upon demand, repay to Landlord the taxes so paid by Landlord.

10.3 If any improvements in or alterations to the Premises, whether owned by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which improvements conforming to Landlord’s building standards (the “ Building Standard ”) in other spaces in the Building are assessed, then the real property taxes and assessments levied against Landlord or the Building, the Property or the Project by reason of such excess assessed valuation shall be deemed to be taxes levied against personal property of Tenant and shall be governed by the provisions of Section 10.2 . Any such excess assessed valuation due to improvements in or alterations to space in the Project leased by other tenants at the Project shall not be included in Operating Expenses. If the records of the applicable governmental assessor’s office are available and sufficiently detailed to serve as a basis for determining whether such Tenant improvements or alterations are assessed at a higher valuation than the Building Standard, then such records shall be binding on both Landlord and Tenant.

11. Security Deposit .

11.1 Tenant shall deposit with Landlord on or before the Execution Date the sum set forth in Section 2.6 (the “ Security Deposit ”), which sum shall be held by Landlord as security for the faithful performance by Tenant of all of the terms, covenants and conditions of this Lease to be kept and performed by Tenant during the Term. If Tenant Defaults (as defined below) with respect to any provision of this Lease, including any provision relating to the payment of Rent, then Landlord may (but shall not be required to) use, apply or retain all or any part of the Security Deposit for the payment of any Rent or any other sum in default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default. If any portion of the Security Deposit is so used or applied, then Tenant shall, within ten (10) days following demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount, and Tenant’s failure to do so shall be a material breach of this Lease. The provisions of this Article shall survive the expiration or earlier termination of this Lease.

11.2 In the event of bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for all periods prior to the filing of such proceedings.

11.3 Landlord may deliver to any purchaser of Landlord’s interest in the Premises the funds deposited hereunder by Tenant, and thereupon Landlord shall be discharged from any further liability with respect to such deposit. This provision shall also apply to any subsequent transfers.

 

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11.4 If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, then the Security Deposit, or any balance thereof, shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within thirty (30) days after the expiration or earlier termination of this Lease.

11.5 Tenant will provide Landlord with updated Hazardous Materials Documents (defined below) as required under Section 21.2 below. In the event that, upon Landlord’s review of any updated Hazardous Materials Documents, Landlord reasonably determines that Tenant’s change in use of Hazardous Materials (as defined below) at the Premises set forth in such updated Hazardous Materials Documents materially increases the risk of damage to or contamination of the Premises or other parts of the Project, then Landlord may require that, upon Tenant’s receipt of written notice from Landlord, Tenant in its sole discretion shall elect to either (a) deposit an additional sum equal to one (1) month of Base Rent with Landlord, which amount shall be added to and treated as a part of the Security Deposit, or (b) obtain a policy of Pollution Legal Liability insurance with coverage limits and in a form reasonably acceptable to Landlord. If required, such coverage shall include bodily injury, sickness, disease, death or mental anguish or shock sustained by any person; property damage including physical injury to or destruction of tangible property including the resulting loss of use thereof, clean-up costs, and the loss of use of tangible property that has not been physically injured or destroyed; and defense costs, charges and expenses incurred in the investigation, adjustment or defense of claims for such compensatory damages. Coverage shall apply to both sudden and non-sudden pollution conditions including the discharge, dispersal, release or escape of smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants, contaminants or pollutants into or upon land, the atmosphere or any watercourse or body of water. Claims-made coverage is permitted, provided the policy is retroactive to the date Landlord provided Tenant with notice pursuant to this Section 11.5 that Tenant is required to provide the coverage and such coverage is continuously maintained thereafter so long as Tenant occupies the Premises.

11.6 If the Security Deposit shall be in cash, Landlord shall hold the Security Deposit in an account at a banking organization selected by Landlord; provided , however, that Landlord shall not be required to maintain a separate account for the Security Deposit, but may intermingle it with other funds of Landlord. Landlord shall be entitled to all interest and/or dividends, if any, accruing on the Security Deposit. Landlord shall not be required to credit Tenant with any interest for any period during which Landlord does not receive interest on the Security Deposit.

 

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11.7 The Security Deposit may be in the form of cash, a letter of credit or any other security instrument acceptable to Landlord in its sole discretion. Tenant may, at any time, except when Tenant is in Default (as defined below), deliver a letter of credit (the “ L/C Security ”) as the entire Security Deposit, as follows:

(a) If Tenant elects to deliver L/C Security, then Tenant shall provide Landlord, and maintain in full force and effect throughout the Term and until the date that is six (6) months after the then-current Term Expiration Date, a letter of credit in the form of Exhibit D attached (or in another commercially reasonable form approved by Landlord) issued by an issuer reasonably satisfactory to Landlord, in the amount of the Security Deposit, with an initial term of at least one year. Landlord may require the L/C Security to be re-issued by a different issuer at any time during the Term if Landlord reasonably believes that the issuing bank of the L/C Security is or may soon become insolvent; provided, however, Landlord shall return the existing L/C Security to the existing issuer immediately upon receipt of the substitute L/C Security. If any issuer of the L/C Security shall become insolvent or placed into FDIC receivership, then Tenant shall immediately deliver to Landlord (without the requirement of notice from Landlord) substitute L/C Security issued by an issuer reasonably satisfactory to Landlord, and otherwise conforming to the requirements set forth in this Article. As used herein with respect to the issuer of the L/C Security, “insolvent” shall mean the determination of insolvency as made by such issuer’s primary bank regulator (i.e. , the state bank supervisor for state chartered banks; the OCC or OTS, respectively, for federally chartered banks or thrifts; or the Federal Reserve for its member banks). If, at the Term Expiration Date, any Rent remains uncalculated or unpaid, then (i) Landlord shall with reasonable diligence complete any necessary calculations, (ii) Tenant shall extend the expiry date of such L/C Security from time to time as Landlord reasonably requires and (iii) in such extended period, Landlord shall not unreasonably refuse to consent to an appropriate reduction of the L/C Security. Tenant shall reimburse Landlord’s legal costs (as estimated by Landlord’s counsel) in handling Landlord’s acceptance of L/C Security or its replacement or extension up to a maximum amount of $3,000.

(b) If Tenant delivers to Landlord satisfactory L/C Security in place of the entire Security Deposit, Landlord shall remit to Tenant any cash Security Deposit Landlord previously held.

(c) Landlord may draw upon the L/C Security, and hold and apply the proceeds in the same manner and for the same purposes as the Security Deposit, if (i) an uncured Default (as defined below) exists, (ii) as of the date forty-five (45) days before any L/C Security expires (even if such scheduled expiry date is after the Term Expiration Date), Tenant has not delivered to Landlord an amendment or replacement for such L/C Security, reasonably satisfactory to Landlord, extending the expiry date to the earlier of (1) six (6) months after the then-current Term Expiration Date or (2) the date one year after the then-current expiry date of the L/C Security, (iii) the L/C Security provides for automatic renewals, Landlord asks the issuer to confirm the current L/C Security expiry date, and the issuer fails to do so within ten (10)

 

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Business Days, (iv) Tenant fails to pay (when and as Landlord reasonably requires) any bank charges for Landlord’s transfer of the L/C Security or (v) the issuer of the L/C Security ceases, or announces that it will cease, to maintain an office in the city where Landlord may present drafts under the L/C Security (and fails to permit drawing upon the L/C Security by overnight courier or facsimile). This Section does not limit any other provisions of this Lease allowing Landlord to draw the L/C Security under specified circumstances.

(d) Tenant shall not seek to enjoin, prevent, or otherwise interfere with Landlord’s draw under L/C Security, even if it violates this Lease. Tenant acknowledges that the only effect of a wrongful draw would be to substitute a cash Security Deposit for L/C Security, causing Tenant no legally recognizable damage. Landlord shall hold the proceeds of any draw in the same manner and for the same purposes as a cash Security Deposit. In the event of a wrongful draw, (i) the parties shall cooperate to allow Tenant to post replacement L/C Security simultaneously with the return to Tenant of the wrongfully drawn sums, and Landlord shall upon request confirm in writing to the issuer of the L/C Security that Landlord’s draw was erroneous, and (ii) Landlord will indemnify Tenant from any actual damages incurred by Tenant to the extent Landlord had no reasonable basis to believe it had the right to make a draw on the L/C Security.

(e) If Landlord transfers its interest in the Premises, then Tenant shall at Tenant’s expense, within five (5) Business Days after receiving a request from Landlord, deliver (and, if the issuer requires, Landlord shall consent to) an amendment to the L/C Security naming Landlord’s grantee as substitute beneficiary. If the required Security Deposit changes while L/C Security is in force, then Tenant shall deliver (and, if the issuer requires, Landlord shall consent to) a corresponding amendment to the L/C Security.

11.8 Tenant shall, within five (5) days of any increase in Base Rent as a result of the expansion of the Premises pursuant to Section 42 below, Section 43 below or otherwise, pay to Landlord one (1) times the amount of such increase as an additional Security Deposit, as a component of its obligations under this Article.

12. Use .

12.1 Tenant shall use the Premises for the Permitted Use, and shall not use the Premises, or permit or suffer the Premises to be used, for any other purpose without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion.

12.2 Tenant shall not use or occupy the Premises in violation of Applicable Laws; zoning ordinances; or the certificate of occupancy issued for the Building or the Project, and shall, upon five (5) days’ written notice from Landlord, discontinue any use of the Premises that is declared or claimed by any Governmental Authority having jurisdiction to be a violation of

 

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any of the above, or that in Landlord’s reasonable opinion violates any of the above. Tenant shall comply with any direction of any Governmental Authority having jurisdiction that shall, by reason of the nature of Tenant’s use or occupancy of the Premises, impose any duty upon Tenant or Landlord with respect to the Premises or with respect to the use or occupation thereof.

12.3 Tenant shall not do or permit to be done anything that will invalidate or increase the cost of any fire, environmental, extended coverage or any other insurance policy covering the Building or the Project, and shall comply with all rules, orders, regulations and requirements of the insurers of the Building and the Project, and Tenant shall promptly, upon demand, reimburse Landlord for any additional premium charged for such policy by reason of Tenant’s failure to comply with the provisions of this Article.

12.4 Tenant shall keep all doors opening onto public corridors closed, except when in use for ingress and egress.

12.5 No additional locks or bolts of any kind shall be placed upon any of the doors or windows by Tenant, nor shall any changes be made to existing locks or the mechanisms thereof without Landlord’s prior written consent. Tenant shall, upon termination of this Lease, return to Landlord all keys to offices and restrooms either furnished to or otherwise procured by Tenant. In the event any key so furnished to Tenant is lost, Tenant shall pay to Landlord the cost of replacing the same or of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such change.

12.6 No awnings or other projections shall be attached to any outside wall of the Building. No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord’s standard window coverings. Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without Landlord’s prior written consent, nor shall any bottles, parcels or other articles be placed on the windowsills or items attached to windows that are visible from outside the Premises. No equipment, furniture or other items of personal property shall be placed on any exterior balcony without Landlord’s prior written consent.

12.7 No sign, advertisement or notice (“ Signage ”) shall be exhibited, painted or affixed by Tenant on any part of the Premises or the Building without Landlord’s prior written consent, which consent shall not be unreasonably withheld. Signage shall conform to Landlord’s design criteria. At Landlord’s sole cost and expense, Landlord shall provide Tenant with lobby and directory signage in the Building substantially consistent with the Signage permitted for comparable tenants in the Project, as Landlord reasonably determines. Tenant shall have the right to install Tenant’s proportionate share of the Building exterior Signage, subject to all preexisting rights of other tenants, Applicable Laws and Landlord’s reasonable review and approval. For any Signage, Tenant shall, at Tenant’s own cost and expense, (a) acquire all permits for such

 

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Signage in compliance with Applicable Laws and (b) design, fabricate, install and maintain such Signage in a first-class condition. Tenant shall be responsible for reimbursing Landlord for costs incurred by Landlord in removing any of Tenant’s Signage upon the expiration or earlier termination of the Lease. Interior signs on entry doors to the Premises and the directory tablet shall be inscribed, painted or affixed for Tenant by Landlord at Tenant’s sole cost and expense, and shall be of a size, color and type and be located in a place acceptable to Landlord. The directory tablet shall be provided exclusively for the display of the name and location of tenants only. Without the prior written consent of Landlord, which consent shall not be unreasonably delayed or withheld, Tenant shall not place anything on the exterior of the corridor walls or corridor doors other than Landlord’s standard lettering. At Landlord’s option, Landlord may install any Tenant Signage, and Tenant shall pay all reasonable costs associated with such installation within thirty (30) days after demand therefor.

12.8 Tenant may only place equipment within the Premises with floor loading consistent with the Building’s structural design unless Tenant obtains Landlord’s prior written approval. Tenant may place such equipment only in a location designed to carry the weight of such equipment.

12.9 Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations therefrom from extending into the Common Area or other offices in the Project.

12.10 Tenant shall not (a) do or permit anything to be done in or about the Premises that shall in any way obstruct or interfere with the rights of other tenants or occupants of the Project, or injure or annoy them, (b) use or allow the Premises to be used for unlawful purposes, (c) cause, maintain or permit any nuisance or waste in, on or about the Project or (d) take any other action that would in Landlord’s reasonable determination in any manner adversely affect other tenants’ quiet use and enjoyment of their space or adversely impact their ability to conduct business in a professional and suitable work environment. Notwithstanding anything in this Lease to the contrary, Tenant may not install any security systems (including cameras) outside the Premises or that record sounds or images outside the Premises without Landlord’s prior written consent, which Landlord may withhold in its sole and absolute discretion. Landlord shall provide an on-site security guard at the Building, Monday through Friday between the hours of 6:00 a.m. and 10:00 p.m., (y) a roving security patrol service at or around the Building during non-Business Hours, and (z) once the Building is fully occupied, an additional on-site security guard at the Building, Monday through Friday between the hours of 8:00 a.m. and 4:00 p.m.; provided , however , by providing such security, Landlord does not assume any liability or obligation to Tenant with respect to the safety or security of the Building, the Project or the Premises, except to the extent that such liability arises directly from Landlord’s gross negligence or willful misconduct. The Building will be accessible only via a security access card system or such other security system as Landlord hereafter may elect to install. The Building shall be secured and accessible only via a security access card.

 

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12.11 Subject to Landlord’s express obligations under this Lease, Tenant shall be responsible for all liabilities, costs and expenses arising out of or in connection with the compliance of the Premises with the Americans with Disabilities Act, 42 U.S.C. § 12101, et seq., and any state and local accessibility laws, codes, ordinances and rules (collectively, and together with regulations promulgated pursuant thereto, the “ ADA ”), and Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold Landlord and its affiliates, employees, agents and contractors; and any lender, mortgagee or beneficiary (each, a “ Lender ” and, collectively with Landlord and its affiliates, employees, agents and contractors, the “ Landlord Indemnitees ”) harmless from and against any demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages, suits or judgments, and all reasonable expenses (including reasonable attorneys’ fees, charges and disbursements, regardless of whether the applicable demand, claim, action, cause of action or suit is voluntarily withdrawn or dismissed) incurred in investigating or resisting the same (collectively, “ Claims ”) arising out of any such failure of the Premises to comply with the ADA. The provisions of this Section shall survive the expiration or earlier termination of this Lease.

12.12 Tenant shall have unrestricted access to the Premises twenty-four (24) hours a day, seven (7) days a week, every day of the year during the Term and any extension thereof, subject to such security systems and procedures as Landlord may implement from time to time.

13. Rules and Regulations, CC&Rs, Parking Facilities; Common Area and Storage.

13.1 Tenant shall have the non-exclusive right, in common with others, to use the Common Area in conjunction with Tenant’s use of the Premises for the Permitted Use, and such use of the Common Area and Tenant’s use of the Premises shall be subject to the rules and regulations adopted by Landlord and attached hereto as Exhibit F , together with such other reasonable and nondiscriminatory rules and regulations as are hereafter promulgated by Landlord (the “ Rules and Regulations ”). Tenant shall and shall ensure that its contractors, subcontractors, employees, subtenants and invitees faithfully observe and comply with the Rules and Regulations. Landlord shall not be responsible to Tenant for the violation or non-performance by any other tenant or any agent, employee or invitee thereof of any of the Rules and Regulations.

13.2 Tenant shall comply with any covenants, conditions or restrictions hereafter recorded on the Project or Property, as the same may be amended, amended and restated, supplemented or otherwise modified from time to time (the “ CC&Rs ”), so long as Tenant receives copies of such CC&Rs and such CC&Rs do not prohibit the use of the Premises for the Permitted Use. Landlord has provided to Tenant copies of that certain: (w) Amended and

 

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Restated Property Use and Development Agreement dated July 29, 2013 from the City of Seattle to Landlord; (x) Ordinance 124258 approving the foregoing; (y) Letter re: City of Seattle Analysis and Recommendation of the Director of the Department of Planning and Development regarding application number 3011479; and (z) Letter re: City of Seattle Determination of the Director of the Department of Planning and Development regarding application number 3015121 (related to issued MUP 3011479).

13.3 As of the Term Commencement Date, the Building shall have a two and one half (2.5) level secure sub-grade parking structure, which Landlord currently anticipates will accommodate approximately one hundred thirty (130) cars. Access to the underground parking will be made through the garage entry of the Adjacent Building. At Tenant’s sole option to be elected from time to time, Tenant shall have a non-exclusive, irrevocable license to use up to twenty (20) parking spaces (based on the parking ratio of one (1) parking space per one thousand (1,000) square feet of Rentable Area of the Premises) in the parking structure serving the Building in common on an unreserved basis with other tenants of the Building during the Term and any extension thereof at a cost equal to the prevailing market rate for parking (as of the Execution Date, the rate for such parking spaces shall be Two Hundred Thirty and No/100 Dollars ($230.00) per parking space per month), which Tenant shall pay simultaneously with payments of Base Rent as Additional Rent; provided that Landlord shall not increase the rate that Landlord charges Tenant for such parking spaces more frequently than one (1) time in any twelve (12) month period, and any such increase shall not be greater than five percent (5%) of the then-current rate for such parking spaces. Tenant may increase or decrease the number of parking spaces licensed by Tenant pursuant to the terms of this paragraph from time to time, upon at least ten (10) days prior written notice to Landlord (not to exceed twenty (20) parking spaces unless otherwise agreed upon in writing by Landlord).

13.4 Tenant agrees not to unreasonably overburden the parking facilities and agrees to cooperate with Landlord and other tenants in the use of the parking facilities. Landlord reserves the right to determine that parking facilities are becoming overcrowded and to limit Tenant’s use thereof; provided that Tenant shall always have the option to license at least twenty (20) parking spaces. Upon such determination, Landlord may reasonably allocate parking spaces among Tenant and other tenants of the Building or the Project. Nothing in this Section, however, is intended to create an affirmative duty on Landlord’s part to monitor parking.

13.5 Subject to the terms of this Lease including the Rules and Regulations and the rights of other tenants of the Building, Tenant shall have the non-exclusive right to utilize the service elevator and access the freight loading dock, at no additional cost.

 

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14. Project Control by Landlord .

14.1 Landlord reserves full control over the Building and the Project to the extent not inconsistent with Tenant’s enjoyment of the Premises as provided by this Lease. This reservation includes Landlord’s right to subdivide the Project; convert the Building and other buildings within the Project to condominium units; change the size of the Project by selling all or a portion of the Project or adding real property and any improvements thereon to the Project; grant easements and licenses to third parties; maintain or establish ownership of the Building separate from fee title to the Property; make additions to or reconstruct portions of the Building and the Project; install, use, maintain, repair, replace and relocate for service to the Premises and other parts of the Building or the Project pipes, ducts, conduits, wires and appurtenant fixtures, wherever located in the Premises, the Building or elsewhere at the Project; and alter or relocate any other Common Area or facility, including private drives, lobbies, entrances and landscaping; provided , however, that such rights shall be exercised in a way that does not materially adversely affect Tenant’s beneficial use and occupancy of the Premises, including the Permitted Use and Tenant’s access to the Premises. Tenant acknowledges that Landlord specifically reserves the right to allow the exclusive use of corridors and restroom facilities located on specific floors to one or more tenants occupying such floors; provided , however, that Tenant shall not be deprived of the use of the corridors reasonably required to serve the Premises or of restroom facilities serving the floor upon which the Premises are located.

14.2 Subject to the terms and conditions of this Lease, possession of areas of the Premises necessary for utilities, services, safety and operation of the Building is reserved to Landlord.

14.3 Tenant shall, at Landlord’s request, promptly execute such further documents as may be reasonably appropriate to assist Landlord in the performance of its obligations hereunder; provided that Tenant need not execute any document that creates additional liability for Tenant or that materially adversely affects Tenant’s quiet enjoyment and use of the Premises as provided for in this Lease.

14.4 Landlord may, at any and all reasonable times during non-Business Hours (or during Business Hours), if (a) with respect to Subsections 14.4(u) through 14.4(y) , Tenant so requests, and (b) with respect to Subsection 14.4(z) , if Landlord so requests), and upon twenty-four (24) hours’ prior notice ( provided that no time restrictions shall apply or advance notice be required if an emergency necessitates immediate entry), enter the Premises to (u) inspect the same and to determine whether Tenant is in compliance with its obligations hereunder, (v) supply any service Landlord is required to provide hereunder, (w) alter, improve or repair any portion of the Building other than the Premises for which access to the Premises is reasonably necessary, (x) post notices of nonresponsibility, (y) access the telephone equipment, electrical substation and fire risers and (z) show the Premises to prospective tenants during the final year of the Term and current and prospective purchasers and lenders at any time during the Term;

 

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provided that Landlord shall be subject to Tenant’s reasonable security procedures, except in an emergency. In connection with any such alteration, improvement or repair as described in Subsection 14.4(w) , Landlord may erect in the Premises or elsewhere in the Project scaffolding and other structures reasonably required for the alteration, improvement or repair work to be performed. In no event shall Tenant’s Rent abate as a result of Landlord’s activities pursuant to this Section; provided , however, that all such activities shall be conducted in such a manner so as to cause as little interference to Tenant as is reasonably possible. Landlord shall at all times retain a key with which to unlock all of the doors in the Premises. If an emergency necessitates immediate access to the Premises, Landlord may use whatever force is necessary to enter the Premises, and any such entry to the Premises shall not constitute a forcible or unlawful entry to the Premises, a detainer of the Premises, or an eviction of Tenant from the Premises or any portion thereof.

15. Quiet Enjoyment . Landlord covenants that Tenant, upon paying the Rent and performing its obligations contained in this Lease, may peacefully and quietly have, hold and enjoy the Premises, free from any claim by Landlord or persons claiming under Landlord, but subject to all of the terms and provisions hereof, provisions of Applicable Laws and rights of record to which this Lease is or may become subordinate. This covenant is in lieu of any other quiet enjoyment covenant, either express or implied.

16. Utilities and Services .

16.1 Subject to Force Majeure (defined below) and the other provisions of this Article 16, Landlord shall provide, or cause to be provided, to the Premises during Business Hours (as defined below) water, gas, heat, light, power, HVAC, de-ionized water, and elevator service sufficient for Tenant’s Permitted Use. Except as otherwise expressly provided in this Lease, Tenant shall pay for all water (including the cost to service, repair and replace reverse osmosis, de-ionized and other treated water), gas, heat, light, power, telephone, internet service, cable television, other telecommunications, HVAC and other utilities supplied to the Premises, together with any fees, surcharges and taxes thereon. Electric power and CFM/HVAC supplied to the Premises will be separately metered (with meters installed by Landlord at Landlord’s sole cost), and Tenant shall pay the costs for such electric power and CFM/HVAC supplied to the Premises as Additional Rent. If any other such utility is not separately metered to Tenant, Tenant shall pay Tenant’s Adjusted Share of all charges of such utility jointly metered with other premises as part of Tenant’s Adjusted Share of Operating Expenses or, in the alternative, Landlord may, at Landlord’s cost, install metering equipment to measure Tenants consumption of such other utilities. Landlord may base its bills for utilities on reasonable estimates; provided that Landlord adjusts such billings promptly thereafter or as part of the next Landlord’s Statement to reflect the actual cost of providing utilities to the Premises. To the extent that Tenant uses more than Tenant’s Pro Rata Share of any utilities, then Tenant shall pay Landlord

 

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for Tenant’s Adjusted Share of such utilities to reflect such excess. In the event that the Building or Project is less than fully occupied during a calendar year, Tenant acknowledges that Landlord may extrapolate utility usage that varies depending on the occupancy of the Building or Project (as applicable) to equal Landlord’s reasonable estimate of what such utility usage would have been had the Building or Project, as applicable, been ninety-five percent (95%) occupied during such calendar year; provided , however, that Landlord shall not recover more than one hundred percent (100%) of the cost of such utilities. Tenant shall not be liable for the cost of utilities supplied to the Premises attributable to the time period prior to the Term Commencement Date; provided , however, that if Landlord shall permit Tenant possession of the Premises prior to the Term Commencement Date and Tenant uses the Premises for any purpose other than construction of Tenant Improvements or placement of personal property as set forth in Section 4.3 , then Tenant shall be responsible for the cost of utilities supplied to the Premises from such earlier date of possession. In addition, Tenant may be responsible for the cost of electricity as provided in Section 4.5 above. Landlord will not provide any janitorial services to the Premises. Tenant shall separately contract and pay for janitorial services for the Premises.

16.2 Except as expressly stated in the last four sentences of this Section 16.2, Landlord shall not be liable for, nor shall any eviction of Tenant result from, the failure to furnish any utility or service, whether or not such failure is caused by accidents; breakage; casualties (to the extent not caused by the party claiming Force Majeure); Severe Weather Conditions (as defined below); physical natural disasters (but excluding weather conditions that are not Severe Weather Conditions); strikes, lockouts or other labor disturbances or labor disputes (other than labor disturbances and labor disputes resulting solely from the acts or omissions of the party claiming Force Majeure); acts of terrorism; riots or civil disturbances; wars or insurrections; shortages of materials (which shortages are not unique to the party claiming Force Majeure); government regulations, moratoria or other governmental actions, inactions or delays; failures by third parties to deliver gas, oil or another suitable fuel supply, or inability of the party claiming Force Majeure, by exercise of reasonable diligence, to obtain gas, oil or another suitable fuel; or other causes beyond the reasonable control of the party claiming that Force Majeure has occurred (collectively, “ Force Majeure ”); or, to the extent permitted by Applicable Laws, Landlord’s negligence. In the event of such failure, Tenant shall not be entitled to termination of this Lease or any abatement or reduction of Rent, nor shall Tenant be relieved from the operation of any covenant or agreement of this Lease. “ Severe Weather Conditions ” means weather conditions that are materially worse than those that reasonably would be anticipated for the Property at the applicable time based on historic meteorological records. In the event of a failure of utilities or other services, Tenant shall be responsible for obtaining any back-up utilities, generators or similar equipment or services at Tenant’s sole cost, except to the extent described in Section 16.8 . Notwithstanding anything to the contrary in this Lease, if, for more than five (5) consecutive Business Days following written notice to Landlord and as a direct result of Landlord’s gross negligence or willful misconduct (and except to the extent that such failure is

 

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caused in whole or in part by the action or inaction of a Tenant Party (as defined below)), the provision of HVAC or other utilities to all or a material portion of the Premises that Landlord must provide pursuant to this Lease is interrupted (a “ Material Services Failure ”), then Tenant’s Base Rent and Operating Expenses (or, to the extent that less than all of the Premises are affected, a proportionate amount (based on the Rentable Area of the Premises that is rendered unusable) of Base Rent and Operating Expenses) shall thereafter be abated until the Premises are again usable by Tenant for the Permitted Use; provided , however, that if Landlord is diligently pursuing the restoration of such HVAC and other utilities and Landlord provides substitute HVAC and other utilities reasonably suitable for Tenant’s continued use and occupancy of the Premises for the Permitted Use (e.g., supplying potable water or portable air conditioning equipment), then neither Base Rent nor Operating Expenses shall be abated. During any Material Services Failure, Tenant will cooperate with Landlord to arrange for the provision of any interrupted utility services on an interim basis via temporary measures until final corrective measures can be accomplished, and Tenant will permit Landlord necessary access to the Premises to remedy such Material Service Failure. In the event of any interruption of HVAC or other utilities that Landlord must provide pursuant to this Lease, regardless of the cause, Landlord shall diligently pursue the restoration of such HVAC and other utilities. Notwithstanding anything in this Lease to the contrary, but subject to Article 24 (which shall govern in the event of a casualty), the provisions of this Section shall be Tenant’s sole recourse and remedy in the event of an interruption of HVAC or other utilities or services to the Premises.

16.3 Tenant shall pay for, prior to delinquency of payment therefor, any utilities and services that may be furnished to the Premises during or, if Tenant occupies the Premises after the expiration or earlier termination of the Term, after the Term, beyond those utilities provided by Landlord, including telephone, internet service, cable television and other telecommunications, together with any fees, surcharges and taxes thereon. Upon Landlord’s demand, utilities and services provided to the Premises that are separately metered shall be paid by Tenant directly to the supplier of such utilities or services.

16.4 Tenant shall not, without Landlord’s prior written consent, use any device in the Premises (including data processing machines) that will in any way (a) increase the amount of ventilation, air exchange, gas, steam, electricity or water required or consumed in the Premises based upon Tenant’s Pro Rata Share of the Building or Project (as applicable) beyond the existing capacity of the Building or the Project usually furnished or supplied for the Permitted Use or (b) exceed Tenant’s Pro Rata Share of the Building’s or Project’s (as applicable) capacity to provide such utilities or services.

16.5 If Tenant shall require utilities or services in excess of those usually furnished or supplied for tenants in similar spaces in the Building or the Project by reason of Tenant’s equipment or extended hours of business operations outside of Business Hours (as defined

 

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below), then Tenant shall first procure Landlord’s consent for the use thereof, which consent may not be unreasonably withheld, conditioned or delayed, but Landlord may condition such consent upon the availability of such excess utilities or services, and Tenant shall pay as Additional Rent an amount equal to the cost of providing such excess utilities and services. The Project’s “ Business Hours ” will be from 7:00 am to 6:00 pm Monday through Friday.

16.6 Landlord shall provide water in Common Area for lavatory and landscaping purposes only, which water shall be from the local municipal or similar source; provided , however, that if Landlord determines that Tenant requires, uses or consumes water provided to the Common Area for any purpose other than ordinary lavatory purposes, Landlord may install, at Landlord’s sole cost and expense, a water meter (“ Tenant Water Meter ”) and thereby measure Tenant’s water consumption for all purposes. If Landlord installs a Tenant Water Meter, Tenant shall pay for water consumed, as shown on such meter, as and when bills are rendered. If Tenant fails to timely make such payments, Landlord may pay such charges and collect the same from Tenant. Any such costs or expenses incurred or payments made by Landlord for any of the reasons or purposes stated in this Section shall be deemed to be Additional Rent payable by Tenant and collectible by Landlord as such. Notwithstanding anything to the contrary in this Section, subject to Force Majeure, and subject to temporary interruptions in service for testing or in connection with Landlord making necessary repairs or performing its maintenance obligations under this Lease or as otherwise reasonably required by Landlord in connection with the repair, maintenance or upkeep of the Building or the Project, Landlord shall provide water in the Common Area for lavatory purposes twenty-four (24) hours a day, seven (7) days a week, every day of the year.

16.7 Landlord reserves the right to stop service of the elevator, plumbing, ventilation, air conditioning and utility systems, when Landlord deems necessary or desirable, due to accident, emergency or the need to make repairs, alterations or improvements, until such repairs, alterations or improvements shall have been completed, and Landlord shall further have no responsibility or liability for failure to supply elevator facilities, plumbing, ventilation, air conditioning or utility service when prevented from doing so by Force Majeure; provided that Landlord shall use reasonable efforts to provide one (1) Business Day advance notice to Tenant (except in the event of an emergency, then Landlord shall provide prior notice to Tenant to the extent reasonable under the circumstances) of any scheduled stop in service, repair, alteration or improvement that Landlord in good faith anticipates will materially and adversely impact Tenant, and Landlord further agrees to use reasonable efforts to perform such work outside of Business Hours and in a manner that minimizes any disruption to Tenant. Without limiting the foregoing, it is expressly understood and agreed that any covenants on Landlord’s part to furnish any service pursuant to any of the terms, covenants, conditions, provisions or agreements of this Lease, or to perform any act or thing for the benefit of Tenant, shall not be deemed breached if Landlord is unable to furnish or perform the same by virtue of Force Majeure.

 

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16.8 Tenant shall be entitled to use up to Tenant’s Pro Rata Share (after deducting any power from the Generator required for the Common Area) of power from the back-up generator for the Building described in Exhibit I (“ Generator ”) on a non-exclusive basis with other tenants in the Building; provided that such use shall be subject to any power from the Generator required for the Common Area. The cost of maintaining, repairing and replacing the Generator shall constitute Operating Expenses. Landlord expressly disclaims any warranties with regard to the Generator or the installation thereof, including any warranty of merchantability or fitness for a particular purpose. Landlord shall maintain the Generator in good working condition, but neither Landlord nor any of the other Landlord Parties shall be liable for any failure to make any repairs or to perform any maintenance that is an obligation of Landlord except to the extent that (a) such failure shall persist for an unreasonable time after Tenant provides Landlord with written notice of the need for such repairs or maintenance, or (b) such failure arises directly from Landlord’s gross negligence or willful misconduct, and no eviction of Tenant shall result from the failure of the Generator to furnish electric power for any reason, including, to the extent permitted by Applicable Laws, as a result of the negligence of any of the Landlord Parties. In the event of such failure, such failure shall not constitute a default by Landlord under the Lease, and Tenant shall not be entitled to termination of the Lease or any abatement or reduction of rent under the Lease, nor shall Tenant be relieved from the operation of any covenant or agreement of the Lease. For the avoidance of doubt, the provisions of Section 16.2 shall apply to the Generator.

16.9 For the Premises, Landlord shall (a) maintain and operate the HVAC systems used for the Permitted Use only (“ Base HVAC ”) and (b) subject to Subsection 16.9(a) , furnish HVAC as reasonably required (except as this Lease otherwise provides) for reasonably comfortable occupancy of the Premises during Business Hours, subject to casualty, eminent domain or as otherwise specified in this Article. Prior to the Term Commencement Date, Tenant may deliver to Landlord written notice of any additional hours during which Tenant shall require Base HVAC (the “ Scheduled HVAC Hours ”); provided that Tenant may modify the Scheduled HVAC Hours upon delivery of written notice to Landlord not less than twenty-four (24) hours in advance. Except as otherwise stated in the last four sentences of Section 16.2 of this Lease, Landlord shall have no liability, and Tenant shall have no right or remedy, on account of any interruption or impairment in HVAC services; provided that Landlord diligently endeavors to cure any such interruption or impairment. For the avoidance of doubt, the provisions of Section 16.2 shall apply to HVAC services.

16.10 For any utilities serving the Premises for which Tenant is billed directly by such utility provider, Tenant agrees to furnish to Landlord (a) within thirty (30) days after Landlord’s request, any invoices or statements for such utilities within thirty (30) days after Tenant’s receipt thereof, however, Tenant shall not be obligated to provide such invoices or statements to Landlord if Tenant has authorized Landlord to obtain copies of such invoices or statements from the utility provider, (b) within thirty (30) days after Landlord’s request, any other utility usage

 

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information reasonably requested by Landlord, and (c) within thirty (30) days after each calendar year during the Term, authorization to allow Landlord to access Tenant’s usage information necessary for Landlord to complete an ENERGY STAR® Statement of Performance (or similar comprehensive utility usage report (e.g., related to Labs 21), if requested by Landlord) and any other information reasonably requested by Landlord for the immediately preceding year; and Tenant shall comply with any other energy usage or consumption requirements required by Applicable Laws. Tenant shall retain records of utility usage at the Premises, including invoices and statements from the utility provider, for at least sixty (60) months, or such other period of time as may be requested by Landlord. Tenant acknowledges that any utility information for the Premises, the Building and the Project may be shared with third parties, including Landlord’s consultants and Governmental Authorities. In the event that Tenant fails to comply with this Section, Tenant hereby authorizes Landlord to collect utility usage information directly from the applicable utility providers. In addition to the foregoing, Tenant shall comply with all Applicable Laws related to the disclosure and tracking of energy consumption at the Premises. The provisions of this Section shall survive the expiration or earlier termination of this Lease.

17. Alterations .

17.1 Tenant shall make no alterations, additions or improvements other than the Tenant Improvements in or to the Premises or engage in any construction, demolition, reconstruction, renovation or other work (whether major or minor) of any kind in, at or serving the Premises (“ Alterations ”) without Landlord’s prior written approval, which approval Landlord shall not unreasonably withhold, condition or delay; provided , however, that, in the event any proposed Alteration adversely affects (a) any structural portions of the Building, including exterior walls, the roof, the foundation or slab, foundation or slab systems (including barriers and subslab systems) or the core of the Building, (b) the exterior of the Building or (c) any Building systems, including elevator, plumbing, HVAC, electrical, security, life safety and power, then Landlord may withhold its approval in its sole and absolute discretion. Tenant shall, in making any Alterations, use only those architects, contractors, suppliers and mechanics of which Landlord has given prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. In seeking Landlord’s approval, Tenant shall provide Landlord, at least thirty (30) days in advance of any proposed construction, with plans, specifications, bid proposals, certified stamped engineering drawings and calculations by Tenant’s engineer of record or architect of record (including connections to the Building’s structural system, modifications to the Building’s envelope, non-structural penetrations in slabs or walls, and modifications or tie-ins to life safety systems), work contracts, requests for laydown areas and such other information concerning the nature and cost of the Alterations as Landlord may reasonably request. In no event shall Tenant use or Landlord be required to approve any architects, consultants, contractors, subcontractors or material suppliers that Landlord reasonably believes could cause labor disharmony. Notwithstanding the foregoing, Tenant may make strictly cosmetic changes to the Premises that

 

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do not require any permits or more than three (3) total contractors and subcontractors (“ Cosmetic Alterations ”) without Landlord’s consent; provided that (y) the cost of any Cosmetic Alterations does not exceed Fifty Thousand and No/100 Dollars ($50,000.00) in any one instance or annually, (z) such Cosmetic Alterations do not (i) require any structural or other substantial modifications to the Premises, (ii) require any changes to or adversely affect the Building systems, (iii) affect the exterior of the Building or (iv) trigger any requirement under Applicable Laws that would require Landlord to make any alteration or improvement to the Premises, the Building or the Project. Tenant shall give Landlord at least ten (10) days’ prior written notice of any Cosmetic Alterations.

17.2 Tenant shall not construct or permit to be constructed partitions or other obstructions that might interfere with free access to mechanical installation or service facilities of the Building or with other tenants’ components located within the Building, or interfere with the moving of Landlord’s equipment to or from the enclosures containing such installations or facilities.

17.3 Tenant shall accomplish any work performed on the Premises or the Building in such a manner as to permit any life safety systems to remain fully operable at all times.

17.4 Any work performed on the Premises, the Building or the Project by Tenant or Tenant’s contractors shall be done at such times and in such manner as Landlord may from time to time reasonably designate. Tenant covenants and agrees that all work done by Tenant or Tenant’s contractors shall be performed in full compliance with Applicable Laws. Within thirty (30) days after completion of any Alterations, Tenant shall provide Landlord with complete “as built” drawing print sets and electronic CADD files on disc (or files in such other current format in common use as Landlord reasonably approves or requires) showing any changes in the Premises, as well as a commissioning report prepared by a licensed, qualified commissioning agent hired by Tenant and approved by Landlord for all new or affected mechanical, electrical and plumbing systems. Any such “as built” plans shall show the applicable Alterations as an overlay on the Building as-built plans; provided that Landlord provides the Building “as built” plans to Tenant.

17.5 Before commencing any Alterations, Tenant shall give Landlord at least thirty (30) days’ prior written notice of the proposed commencement of such work and shall, if required by Landlord, secure, at Tenant’s own cost and expense, a completion and lien indemnity bond satisfactory to Landlord for such work.

17.6 Tenant shall repair any damage to the Premises caused by Tenant’s removal of any property from the Premises. During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if such space were otherwise occupied by Tenant. The provisions of this Section shall survive the expiration or earlier termination of this Lease.

 

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17.7 The Premises plus any Alterations, Signage, Tenant Improvements, attached equipment, decorations, fixtures, movable laboratory casework and related appliances, trade fixtures, and additions and improvements attached to or built into the Premises made by either of the parties (including all floor and wall coverings; paneling; sinks and related plumbing fixtures; laboratory benches; exterior venting fume hoods; walk-in freezers and refrigerators; ductwork; conduits; electrical panels and circuits; business and trade fixtures; attached machinery and equipment; and built-in furniture and cabinets, in each case, together with all additions and accessories thereto), shall (unless, prior to such construction or installation, Landlord elects otherwise in writing) at all times remain the property of Landlord, shall remain in the Premises and shall (unless, prior to construction or installation thereof, Landlord elects otherwise in writing) be surrendered to Landlord upon the expiration or earlier termination of this Lease. For the avoidance of doubt, the items listed on Exhibit G attached hereto (which Exhibit G may be updated by Tenant from and after the Term Commencement Date, subject to Landlord’s written consent) constitute Tenant’s property and shall be removed by Tenant upon the expiration or earlier termination of the Lease.

17.8 Notwithstanding any other provision of this Article to the contrary, in no event shall Tenant remove any improvement from the Premises as to which Landlord contributed payment, including the Tenant Improvements, without Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold, condition or delay.

17.9 If Tenant shall fail to remove any of its property from the Premises prior to the expiration or earlier termination of this Lease, then Landlord may, at its option, remove the same in any manner that Landlord shall choose and store such effects without liability to Tenant for loss thereof or damage thereto, and Tenant shall pay Landlord, upon demand, any costs and expenses incurred due to such removal and storage or Landlord may, at its sole option and without notice to Tenant, sell such property or any portion thereof at private sale and without legal process for such price as Landlord may obtain and apply the proceeds of such sale against any (a) amounts due by Tenant to Landlord under this Lease and (b) any expenses incident to the removal, storage and sale of such personal property.

17.10 Tenant shall pay to Landlord an amount equal to two percent (2%) of the cost to Tenant of all Alterations (other than the Tenant Improvements) to cover Landlord’s overhead and expenses for plan review, engineering review, coordination, scheduling and supervision thereof. For purposes of payment of such sum, Tenant shall submit to Landlord copies of all bills, invoices and statements covering the costs of such charges, accompanied by payment to Landlord of the fee set forth in this Section. Tenant shall reimburse Landlord for any extra expenses incurred by Landlord by reason of faulty work done by Tenant or its contractors, or by reason of delays caused by such work, or by reason of inadequate clean-up.

 

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17.11 Within sixty (60) days after final completion of any Alterations performed by Tenant with respect to the Premises, Tenant shall submit to Landlord documentation showing the amounts expended by Tenant with respect to such Alterations, together with supporting documentation reasonably acceptable to Landlord.

17.12 Tenant shall take, and shall cause its contractors to take, commercially reasonable steps to protect the Premises during the performance of any Alterations, including covering or temporarily removing any window coverings so as to guard against dust, debris or damage.

17.13 Tenant shall require its contractors and subcontractors performing work on the Premises to name Landlord and its affiliates and Lenders as additional insureds on their respective insurance policies.

18. Repairs and Maintenance .

18.1 Landlord shall repair and maintain the structural and exterior portions and Common Area of the Building and the Project, including but not limited to roofing and covering materials; foundations (excluding any architectural slabs, but including any structural slabs); exterior walls; plumbing; fire sprinkler systems (if any); HVAC systems; elevators; and electrical systems installed or furnished by Landlord.

18.2 Except for services of Landlord, if any, required by Section 18.1 , and subject to Landlord’s obligations under this Lease, Tenant shall at Tenant’s sole cost and expense maintain and keep the interior of the Premises and every part thereof in good condition and repair, damage thereto from ordinary wear and tear or from casualty and eminent domain excepted (subject to the terms of Sections 24 and 25 below), and shall, within ten (10) days after receipt of written notice from Landlord, provide to Landlord any maintenance records that Landlord reasonably requests. Tenant shall, upon the expiration or sooner termination of the Term, surrender the Premises to Landlord in as good a condition as when received, ordinary wear and tear and damage by casualty and eminent domain excepted (subject to the terms of Sections 24 and 25 below) and with the Landlord Improvements in substantially the same condition as existed on the Term Commencement Date; and shall, at Landlord’s request and Tenant’s sole cost and expense, remove all telephone and data systems, wiring and equipment from the Premises installed by Tenant, and repair any damage to the Premises caused thereby. Landlord shall have no obligation to alter, remodel, improve, repair, decorate or paint the Premises or any part thereof, other than pursuant to the terms and provisions of the Work Letter.

18.3 Landlord shall not be liable for any failure to make any repairs or to perform any maintenance that is Landlord’s obligation pursuant to this Lease except to the extent that (a) such failure shall persist for an unreasonable time after Tenant provides Landlord with written notice of the need of such repairs or maintenance, or (b) such failure arises from Landlord’s gross

 

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negligence or willful misconduct. Tenant shall provide written notice to Landlord of any needed maintenance or repairs which Landlord is obligated to perform under this Lease, and Landlord shall use reasonable good faith efforts to undertake such maintenance or repairs as soon as reasonably possible after receipt of such notice. Tenant waives its rights under Applicable Laws now or hereafter in effect to make repairs at Landlord’s expense.

18.4 If any excavation shall be made upon land adjacent to or under the Building, or shall be authorized to be made, Tenant shall afford to the person causing or authorized to cause such excavation, license to enter the Premises for the purpose of performing such work as such person shall deem necessary or desirable to preserve and protect the Building from injury or damage and to support the same by proper foundations, without any claim for damages or liability against Landlord and without reducing or otherwise affecting Tenant’s obligations under this Lease; subject to compliance with Tenant’s reasonable security procedures and so long as Landlord is using commercially reasonable efforts to minimize any material adverse interference with Tenant’s use of the Premises.

18.5 This Article relates to repairs and maintenance arising in the ordinary course of operation of the Building and the Project. In the event of a casualty described in Article 24 , Article 24 shall apply in lieu of this Article. In the event of eminent domain, Article 25 shall apply in lieu of this Article.

18.6 Costs incurred by Landlord pursuant to this Article shall constitute Operating Expenses.

18.7 Notwithstanding anything to the contrary in this Lease, in the event of emergency that results in an interruption in services to the Premises that has the reasonable potential to become a material interference to the operation of Tenant’s equipment or the Premises with a material adverse effect on the conduct of Tenant’s business, if Landlord has not commenced restoring such services within forty-eight (48) hours after written notice from Tenant, and the failure to commence such restoration is not due to the unavailability of necessary equipment, parts, materials or labor or other Force Majeure, then Tenant shall have the right, but not the obligation, to take such action and perform such work as is reasonably necessary to repair any portion or component of the Premises, Building or the Project to the extent necessary to restore such services to the Premises; provided, however, that (a) Tenant shall give Landlord as much advance written notice as reasonably practicable of the actions it is taking, (b) in no event shall Tenant be permitted access to, or to take any action that would reasonably be expected to affect, any equipment or facilities that serve other tenants’ premises in the Building or the Project, and (c) in exercising its rights under this Section 18.7, Tenant shall be solely responsible for, and shall reimburse, indemnify, defend and hold harmless and release Landlord and its affiliates and their respective directors, officers, shareholders, members, employees, contractors and agents

 

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for, from and against, any Claims suffered or incurred by Landlord, any other tenant or any other person or entity caused by or arising from the actions taken by Tenant, including but not limited to any damage or injury to persons or property (subject to Landlord’s obligations under the last sentence of this paragraph). Tenant shall use commercially reasonable efforts to minimize interference with the rights of other tenants to use their respective premises in the Building, and all work done in accordance herewith must be performed at a reasonable and competitive cost and expense. If the emergency situation resulting in the interruption of services to the Premises addressed by Tenant under this Section is due to the negligence or intentional misconduct of Landlord or its agents, contractors or employees, or if the work performed by Tenant to remedy such interruption of services to the Premises is not Tenant’s sole responsibility under the terms and conditions of this Lease, then Landlord agrees to reimburse Tenant for the reasonable cost of work performed by Tenant pursuant to this Section within thirty (30) days of invoice.

19. Liens .

19.1 Subject to the immediately succeeding sentence, Tenant shall keep the Premises, the Building and the Project free from any liens arising out of work or services performed, materials furnished or obligations incurred by Tenant. Tenant further covenants and agrees that any mechanic’s or materialman’s lien filed against the Premises, the Building or the Project for work or services claimed to have been done for, or materials claimed to have been furnished to, or obligations incurred by Tenant shall be discharged or bonded by Tenant within ten (10) days after the filing thereof, at Tenant’s sole cost and expense.

19.2 Should Tenant fail to discharge or bond against any lien of the nature described in Section 19.1 , Landlord may, at Landlord’s election, pay such claim or post a statutory lien bond or otherwise provide security to eliminate the lien as a claim against title, and Tenant shall immediately reimburse Landlord for the costs thereof as Additional Rent. Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any Claims arising from any such liens, including any administrative, court or other legal proceedings related to such liens.

19.3 In the event that Tenant leases or finances the acquisition of office equipment, furnishings or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any Uniform Commercial Code financing statement shall, upon its face or by exhibit thereto, indicate that such financing statement is applicable only to removable personal property of Tenant located within the Premises. In no event shall the address of the Premises, the Building or the Project be furnished on a financing statement without qualifying language as to applicability of the lien only to removable personal property located in an identified suite leased by Tenant. Should any holder of a financing statement

 

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record or place of record a financing statement that appears to constitute a lien against any interest of Landlord or against equipment that may be located other than within an identified suite leased by Tenant, Tenant shall, within ten (10) days after filing such financing statement, cause (a) a copy of the Lender security agreement or other documents to which the financing statement pertains to be furnished to Landlord to facilitate Landlord’s ability to demonstrate that the lien of such financing statement is not applicable to Landlord’s interest and (b) Tenant’s Lender to amend such financing statement and any other documents of record to clarify that any liens imposed thereby are not applicable to any interest of Landlord in the Premises, the Building or the Project.

20. Estoppel Certificate . Tenant shall, within ten (10) Business Days of receipt of written notice from Landlord, execute, acknowledge and deliver a statement in writing substantially in the form attached to this Lease as Exhibit H , or on any other form reasonably requested by a current or proposed Lender or encumbrancer or proposed purchaser, (a) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect) and the dates to which rental and other charges are paid in advance, if any, (b) acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (c) setting forth such further information with respect to this Lease or the Premises as may be requested thereon. Any such statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the Property. Tenant’s failure to deliver such statement within such the prescribed time shall, at Landlord’s option, constitute a Default (as defined below) under this Lease, and, in any event, shall be binding upon Tenant that the Lease is in full force and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution.

21. Hazardous Materials .

21.1 Tenant shall not cause or permit any Hazardous Materials (as defined below) to be brought upon, kept or used in or about the Premises, the Building or the Project in violation of Applicable Laws by Tenant or any of its employees, agents, contractors or invitees (collectively with Tenant, each a “ Tenant Party ”). If (a) Tenant breaches such obligation, (b) the presence of Hazardous Materials as a result of such a breach results in contamination of the Project, any portion thereof, or any adjacent property, (c) contamination of the Premises otherwise occurs during the Term or any extension or renewal hereof or holding over hereunder as a result of acts or omissions of a Tenant Party or if a Tenant Party exacerbates any existing condition involving Hazardous Substances, or (d) contamination of the Project occurs as a result of Hazardous Materials that are placed on or under or are released into the Project by a Tenant Party, then Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably

 

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acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any and all Claims of any kind or nature, including (w) diminution in value of the Project or any portion thereof, (x) damages for the loss or restriction on use of rentable or usable space or of any amenity of the Project, (y) damages arising from any adverse impact on marketing of space in the Project or any portion thereof and (z) sums paid in settlement of Claims that arise before, during or after the Term as a result of such breach or contamination. This indemnification by Tenant includes costs incurred in connection with any investigation of site conditions or any clean-up, remedial, removal or restoration work required by any Governmental Authority because of Hazardous Materials present in the air, soil or groundwater above, on, under or about the Project. Without limiting the foregoing, if the presence of any Hazardous Materials in, on, under or about the Project, any portion thereof or any adjacent property caused or permitted by any Tenant Party results in any contamination of the Project, any portion thereof or any adjacent property, then Tenant shall promptly take all actions at its sole cost and expense as are necessary to return the Project, any portion thereof or any adjacent property to its respective condition existing prior to the time of such contamination; provided that Landlord’s written approval of such action shall first be obtained, which approval Landlord shall not unreasonably withhold; and provided , further, that it shall be reasonable for Landlord to withhold its consent if such actions could have a material adverse long-term or short-term effect on the Project, any portion thereof or any adjacent property. Tenant’s obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of damages, compensation or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation. Notwithstanding the foregoing, Landlord shall indemnify, save, defend (at Tenant’s option and with counsel reasonably acceptable to Tenant) and hold Tenant harmless from and against any and all Claims resulting from the presence of Hazardous Materials at the Project in violation of Applicable Laws as of the date Landlord delivers the Premises to Tenant, unless placed at the Project by a Tenant Party.

21.2 Landlord acknowledges that it is not the intent of this Article to prohibit Tenant from operating its business for the Permitted Use. Tenant may operate its business according to the custom of Tenant’s industry so long as the use or presence of Hazardous Materials is strictly and properly monitored in accordance with Applicable Laws. As a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord (a) a list identifying each type of Hazardous Material to be present at the Premises that is subject to regulation under any environmental Applicable Laws, (b) a list of any and all approvals or permits from Governmental Authorities required in connection with the presence of such Hazardous Material at the Premises and (c) correct and complete copies of (i) notices of violations of Applicable Laws related to Hazardous Materials and (ii) plans relating to the installation of any storage tanks to be installed in, on, under or about the Project (provided that installation of storage tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent Landlord may withhold in its sole and absolute

 

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discretion) and closure plans or any other documents required by any and all Governmental Authorities for any storage tanks installed in, on, under or about the Project for the closure of any such storage tanks (collectively, “ Hazardous Materials Documents ”). Tenant shall deliver to Landlord updated Hazardous Materials Documents, within fourteen (14) days after receipt of a written request therefor from Landlord, not more often than once per year, unless (m) there are any changes to the Hazardous Materials Documents or (n) Tenant initiates any Alterations or changes its business, in either case in a way that involves any material increase in the types or amounts of Hazardous Materials. For each type of Hazardous Material listed, the Hazardous Materials Documents shall include (t) the chemical name, (u) the material state (e.g., solid, liquid, gas or cryogen), (v) the concentration, (w) the storage amount and storage condition (e.g., in cabinets or not in cabinets), (x) the use amount and use condition (e.g., open use or closed use), (y) the location (e.g., room number or other identification) and (z) if known, the chemical abstract service number. Notwithstanding anything in this Section to the contrary, Tenant shall not be required to provide Landlord with any Hazardous Materials Documents containing information of a proprietary nature, which Hazardous Materials Documents, in and of themselves, do not contain a reference to any Hazardous Materials or activities related to Hazardous Materials. Landlord may, at Landlord’s expense, cause the Hazardous Materials Documents to be reviewed by a person or firm qualified to analyze Hazardous Materials to confirm compliance with the provisions of this Lease and with Applicable Laws. In the event that a review of the Hazardous Materials Documents indicates non-compliance with this Lease or Applicable Laws, Tenant shall, at its expense, diligently take steps to bring its storage and use of Hazardous Materials into compliance. Notwithstanding anything in this Lease to the contrary or Landlord’s review into Tenant’s Hazardous Materials Documents or use or disposal of hazardous materials, however, Landlord shall not have and expressly disclaims any liability related to Tenant’s or other tenants’ use or disposal of Hazardous Materials, it being acknowledged by Tenant that Tenant is best suited to evaluate the safety and efficacy of its Hazardous Materials usage and procedures.

21.3 At any time, and from time to time, prior to the expiration of the Term, Landlord shall have the right to conduct appropriate tests of the Project or any portion thereof to demonstrate that Hazardous Materials are present at levels in excess of what is permitted or trigger a reporting obligation under Applicable Laws or that contamination has occurred due to the acts or omissions of a Tenant Party. Tenant shall pay all reasonable costs of such tests if such tests reveal that Hazardous Materials exist at the Project in violation of this Lease.

21.4 If underground or other storage tanks storing Hazardous Materials installed or utilized by Tenant are located on the Premises, or are hereafter placed on the Premises by Tenant (or by any other party, if such storage tanks are utilized by Tenant), then Tenant shall monitor the storage tanks, maintain appropriate records, implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other steps necessary or required

 

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under the Applicable Laws. Tenant shall have no responsibility or liability for underground or other storage tanks installed by anyone other than Tenant unless Tenant utilizes such tanks, in which case Tenant’s responsibility for such tanks shall be as set forth in this Section.

21.5 Tenant shall promptly report to Landlord any actual or suspected presence of mold or water intrusion at the Premises.

21.6 Tenant’s obligations under this Article shall survive the expiration or earlier termination of the Lease. During any period of time needed by Tenant or Landlord after the termination of this Lease to complete the removal from the Premises of any such Hazardous Materials, Tenant shall be deemed a holdover tenant and subject to the provisions of Article 27 .

21.7 As used herein, the term “ Hazardous Material ” means any toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic or otherwise hazardous substance, material or waste that is or becomes regulated by Applicable Laws or any Governmental Authority.

21.8 Notwithstanding anything to the contrary in this Lease, Landlord shall have sole control over the equitable allocation of fire control areas (as defined in the Uniform Building Code as adopted by the city or municipality(ies) in which the Project is located (the “ UBC ”)) within the Project for the storage of Hazardous Materials. Notwithstanding anything to the contrary in this Lease, the quantity of Hazardous Materials allowed by this Section 21.8 is specific to Tenant and shall not run with the Lease in the event of a Transfer (as defined in Article 29 ). In the event of a Transfer, if the use of Hazardous Materials by such new tenant (“ New Tenant ”) is such that New Tenant utilizes fire control areas in the Project in excess of New Tenant’s Pro Rata Share of the Building or the Project, as applicable then New Tenant shall, at its sole cost and expense and upon Landlord’s written request, establish and maintain a separate area of the Premises classified by the UBC as an “H” occupancy area for the use and storage of Hazardous Materials, or take such other action as is necessary to ensure that its share of the fire control areas of the Building and the Project is not greater than New Tenant’s Pro Rata Share of the Building or the Project, as applicable Notwithstanding anything in this Lease to the contrary, Landlord shall not have and expressly disclaims any liability related to Tenant’s or other tenants’ use or disposal of fire control areas, it being acknowledged by Tenant that Tenant and other tenants are best suited to evaluate the safety and efficacy of its Hazardous Materials usage and procedures.

22. Odors and Exhaust . Tenant acknowledges that Landlord would not enter into this Lease with Tenant unless Tenant assured Landlord that under no circumstances will any other occupants of the Building or the Project (including persons legally present in any outdoor areas of the Project) be subjected to odors or fumes (whether or not noxious), and that the Building and the Project will not be damaged by any exhaust, in each case from Tenant’s operations. If any

 

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other tenant of the Building or the Project causes odors or fumes (whether or not noxious) to emanate from its Premises, following written notice from Tenant, Landlord will use commercially reasonable efforts to enforce Landlord’s rights under other Leases of the Building or Project in order to resolve such issue. Landlord and Tenant therefore agree as follows:

22.1 Tenant shall not cause or permit (or conduct any activities that would cause) any release of any odors or fumes of any kind from the Premises.

22.2 If the Building has a ventilation system that, in Landlord’s judgment, is adequate, suitable, and appropriate to vent the Premises in a manner that does not release odors affecting any indoor or outdoor part of the Project, Tenant shall vent the Premises through such system. If Landlord at any time determines that any existing ventilation system is inadequate, or if no ventilation system exists, Tenant shall in compliance with Applicable Laws vent all fumes and odors from the Premises (and remove odors from Tenant’s exhaust stream) as Landlord reasonably requires. The placement and configuration of all ventilation exhaust pipes, louvers and other equipment shall be subject to Landlord’s approval. Tenant acknowledges Landlord’s legitimate desire to maintain the Project (indoor and outdoor areas) in an odor-free manner, and Landlord may require Tenant to abate and remove all odors in a reasonable manner that goes beyond the requirements of Applicable Laws.

22.3 Tenant shall, at Tenant’s sole cost and expense, provide odor eliminators and other devices (such as filters, air cleaners, scrubbers and whatever other equipment may in Landlord’s reasonable judgment be necessary or appropriate from time to time) to completely remove, eliminate and abate any odors, fumes or other substances in Tenant’s exhaust stream that, in Landlord’s reasonable judgment, emanate from Tenant’s Premises. Any work Tenant performs under this Section shall constitute Alterations.

22.4 Tenant’s responsibility to remove, eliminate and abate odors, fumes and exhaust shall continue throughout the Term. Landlord’s approval of the Tenant Improvements shall not preclude Landlord from requiring additional measures to eliminate odors, fumes and other adverse impacts of Tenant’s exhaust stream (as Landlord may designate in Landlord’s discretion). Tenant shall install additional equipment as Landlord reasonably requires from time to time under the preceding sentence. Such installations shall constitute Alterations.

22.5 If Tenant fails to install satisfactory odor control equipment within ten (10) Business Days after Landlord’s demand made at any time, then Landlord may, without limiting Landlord’s other rights and remedies, require Tenant to cease and suspend any operations in the Premises that, in Landlord’s reasonable determination, cause odors, fumes or exhaust; provided that if satisfactory odor control equipment cannot be installed within ten (10) Business Days, as long as Tenant commences such installation within ten (10) Business Days and thereafter diligently pursues such installation to completion within forty five (45) days after Landlord’s request, then Landlord may not require Tenant’s operations to cease or suspend.

 

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23. Insurance; Waiver of Subrogation .

23.1 Landlord shall maintain insurance for the Building and the Project in amounts equal to full replacement cost (exclusive of the costs of excavation, foundations and footings, engineering costs or such other costs to the extent the same are not incurred in the event of a rebuild and without reference to depreciation taken by Landlord upon its books or tax returns), or such lesser coverage as Landlord may elect, provided that such coverage shall not be less than the coverages landlords of similar properties in the Seattle area would customarily carry and deductible amounts shall be commercially reasonable, as determined by Landlord in its reasonable discretion, or such greater coverages as Landlord’s Lender, if any, requires Landlord to maintain, providing protection against any peril generally included within the classification “Fire and Extended Coverage,” together with insurance against sprinkler damage (if applicable), vandalism and malicious mischief. Landlord, subject to availability thereof, shall further insure, if Landlord deems it appropriate, coverage against flood, environmental hazard, earthquake, loss or failure of building equipment, rental loss during the period of repairs or rebuilding, Workers’ Compensation insurance and fidelity bonds for employees employed to perform services. Notwithstanding the foregoing, Landlord may, but shall not be deemed required to, provide insurance for any improvements installed by Tenant or that are in addition to the standard improvements customarily furnished by Landlord, without regard to whether or not such are made a part of or are affixed to the Building.

23.2 In addition, Landlord shall carry Commercial General Liability insurance with limits of not less than One Million Dollars ($1,000,000) per occurrence/general aggregate for bodily injury (including death), or property damage with respect to the Project.

23.3 Tenant shall, at its own cost and expense, procure and maintain during the Term the following insurance for the benefit of Tenant and Landlord (as their interests may appear) with insurers financially acceptable and lawfully authorized to do business in the state where the Premises are located:

(a) Commercial General Liability insurance on a broad-based occurrence coverage form, with coverages including but not limited to bodily injury (including death), property damage (including loss of use resulting therefrom), premises/operations, personal & advertising injury, and contractual liability with limits of liability of not less than $2,000,000 for bodily injury and property damage per occurrence, $2,000,000 general aggregate, which limits may be met by use of excess and/or umbrella liability insurance provided that such coverage is at least as broad as the primary coverages required herein.

 

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(b) Commercial Automobile Liability insurance covering liability arising from the use or operation of any auto, including those owned, hired or otherwise operated or used by or on behalf of the Tenant. The coverage shall be on a broad-based occurrence form with combined single limits of not less than $1,000,000 per accident for bodily injury and property damage.

(c) Commercial Property insurance covering property damage to the full replacement cost value. Covered property shall not include permanent improvements in the Premises installed by Tenant or furnished by Landlord which shall be insured by Landlord pursuant to Section 23.1 , but shall include Tenant’s Property including personal property, furniture, fixtures, machinery, equipment, stock, inventory and improvements and betterments, which may be owned by Tenant and required to be insured hereunder, or which may be leased, rented, borrowed or in the care custody or control of Tenant, or Tenant’s agents, employees or subcontractors. Such insurance, with respect only to all Tenant Improvements, Alterations or other work performed on the Premises by Tenant (collectively, “ Tenant Work ”), shall name Landlord and Landlord’s current and future mortgagees as loss payees as their interests may appear. Such insurance shall be written on an “all risk” of physical loss or damage basis including the perils of fire, extended coverage, electrical injury, mechanical breakdown, windstorm, vandalism, malicious mischief, sprinkler leakage, back-up of sewers or drains, earthquake, terrorism and such other additional risks Landlord may from time to time designate that are generally required by landlords of similar properties in accordance with prudent business practices, for the full replacement cost value of the covered items with an agreed amount endorsement with no co-insurance.

(d) Workers’ Compensation insurance as is required by statute or law, or as may be available on a voluntary basis and Employers’ Liability insurance with limits of not less than the following: each accident, Five Hundred Thousand Dollars ($500,000); disease ($500,000); disease (each employee), Five Hundred Thousand Dollars ($500,000).

(e) During all construction by Tenant at the Premises, with respect to tenant improvements being constructed (including the Tenant Improvements and any Alterations, insurance required in Exhibit B-1 must be in place.

The insurance required of Tenant by this Article shall be with companies at all times having a current rating of not less than A- and financial category rating of at least Class VII in “A.M. Best’s Insurance Guide” current edition. Tenant shall obtain for Landlord from the insurance companies/broker or cause the insurance companies/broker to furnish certificates of insurance evidencing all coverages required herein to Landlord. No such policy shall be cancelled or reduced in coverage except after twenty (20) days’ prior written notice to Landlord from Tenant or its insurers (except in the event of non-payment of premium, in which case ten (10) days

 

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written notice shall be given). All such policies shall be written as primary policies, not contributing with and not in excess of the coverage that Landlord may carry. Tenant’s required policies shall contain severability of interest clauses stating that, except with respect to limits of insurance, coverage shall apply separately to each insured or additional insured. Tenant shall, at least twenty-five (25) days prior to the expiration of such policies, furnish Landlord with renewal certificates of insurance or binders. Tenant agrees that if Tenant does not take out and maintain such insurance, Landlord may (but shall not be required to) procure such insurance on Tenant’s behalf and at its cost to be paid by Tenant as Additional Rent. Commercial General Liability, Commercial Automobile Liability, Umbrella Liability and Pollution Legal Liability insurance as required above shall name Landlord, BioMed Realty, L.P., BioMed Realty Trust, Inc., and Nelchina Point Limited Partnership, and each of their respective officers, employees, agents, general partners, members, subsidiaries, affiliates and Lenders (“ Landlord Parties ”) as additional insureds as respects liability arising from work or operations performed by or on behalf of Tenant, Tenant’s use or occupancy of Premises, and ownership, maintenance or use of vehicles by or on behalf of Tenant.

23.4 In each instance where insurance is to name Landlord Parties as additional insureds, Tenant shall, upon Landlord’s written request, also designate and furnish certificates evidencing such Landlord Parties as additional insureds to (a) any Lender of Landlord holding a security interest in the Building or the Project, (b) the landlord under any lease whereunder Landlord is a tenant of the real property upon which the Building is located if the interest of Landlord is or shall become that of a tenant under a ground lease rather than that of a fee owner and (c) any management company retained by Landlord to manage the Project.

23.5 Tenant assumes the risk of damage to any fixtures, goods, inventory, merchandise, equipment and leasehold improvements, and Landlord shall not be liable for injury to Tenant’s business or any loss of income therefrom, relative to such damage, all as more particularly set forth within this Lease. Tenant shall, at Tenant’s sole cost and expense, carry such insurance as Tenant desires for Tenant’s protection with respect to personal property of Tenant or business interruption.

23.6 Landlord, Tenant and their respective insurers hereby waive any and all rights of recovery or subrogation against the other party with respect to any loss, damage, claims, suits or demands, howsoever caused, that are covered, or should have been covered, by valid and collectible property insurance, including any deductibles or self-insurance maintained thereunder. If necessary, Landlord and Tenant agree to endorse the required insurance policies to permit waivers of subrogation as required hereunder and hold harmless and indemnify the other party for any loss or expense incurred as a result of a failure to obtain such waivers of subrogation from insurers. Landlord and Tenant, upon obtaining the policies of insurance required or permitted under this Lease, shall give notice to its insurance carriers that the foregoing waiver of subrogation is contained in this Lease.

 

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23.7 Landlord may require insurance policy limits required under this Lease to be raised to conform with requirements of Landlord’s Lender or to bring coverage limits to levels then being required of new tenants within the Project.

23.8 Any costs incurred by Landlord pursuant to this Article shall constitute a portion of Operating Expenses.

24. Damage or Destruction .

24.1 In the event of a partial destruction of (a) the Premises or (b) Common Area of the Building or the Project ((a) and (b) together, the “ Affected Areas ”) by fire or other perils covered by extended coverage insurance not exceeding twenty-five percent (25%) of the full insurable value thereof, and provided that (x) the damage thereto is such that the Affected Areas may be repaired, reconstructed or restored within a period of six (6) months from the date of the happening of such casualty, (y) Landlord shall receive insurance proceeds sufficient to cover the cost of such repairs, reconstruction and restoration (except for any deductible amount provided by Landlord’s policy, which deductible amount, if paid by Landlord, shall constitute an Operating Expense) and (z) such casualty was not intentionally caused by a Tenant Party, then Landlord shall commence and proceed diligently with the work of repair, reconstruction and restoration of the Affected Areas and this Lease shall continue in full force and effect.

24.2 In the event of any damage to or destruction of the Building or the Project other than as described in Section 24.1 , Landlord may elect to repair, reconstruct and restore the Building or the Project, as applicable, in which case this Lease shall continue in full force and effect. If Landlord elects not to repair, reconstruct and restore the Building or the Project, as applicable, then this Lease shall terminate as of the date of such damage or destruction. In the event of any damage or destruction (regardless of whether such damage is governed by Section 24.1 or this Section), if (a) in Landlord’s determination as set forth in the Damage Repair Estimate (as defined below), the Affected Areas cannot be repaired, reconstructed or restored within twelve (12) months after the date of the Damage Repair Estimate, (b) subject to Section 24.6 , the Affected Areas are not actually repaired, reconstructed and restored within eighteen (18) months after the date of the Damage Repair Estimate, or (c) the damage and destruction occurs within the last twelve (12) months of the then-current Term, then Tenant shall have the right to terminate this Lease, effective as of the date of such damage or destruction, by delivering to Landlord its written notice of termination (a “ Termination Notice ”) (y) with respect to Subsections 24.2(a) and (c) , no later than fifteen (15) days after Landlord delivers to Tenant Landlord’s Damage Repair Estimate and (z) with respect to Subsection 24.2(b) , no later than fifteen (15) days after such twelve (12) month period (as the same may be extended pursuant to

 

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Section 24.6 ) expires. If Tenant provides Landlord with a Termination Notice pursuant to Subsection 24.2(z) , Landlord shall have an additional thirty (30) days after receipt of such Termination Notice to complete the repair, reconstruction and restoration. If Landlord does not complete such repair, reconstruction and restoration within such thirty (30) day period, then Tenant may terminate this Lease by giving Landlord written notice within two (2) business days after the expiration of such thirty (30) day period. If Landlord does complete such repair, reconstruction and restoration within such thirty (30) day period, then this Lease shall continue in full force and effect.

24.3 As soon as reasonably practicable, but in any event within sixty (60) days following the date of damage or destruction, Landlord shall notify Tenant of Landlord’s good faith estimate of the period of time in which the repairs, reconstruction and restoration will be completed (the “ Damage Repair Estimate ”), which estimate shall be based upon the opinion of a contractor reasonably selected by Landlord and experienced in comparable repair, reconstruction and restoration of similar buildings. Additionally, Landlord shall give written notice to Tenant within sixty (60) days following the date of damage or destruction of its election not to repair, reconstruct or restore the Building or the Project, as applicable.

24.4 Upon any termination of this Lease under any of the provisions of this Article, the parties shall be released thereby without further obligation to the other from the date possession of the Premises is surrendered to Landlord, except with regard to (a) items occurring prior to the damage or destruction and (b) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof.

24.5 In the event of repair, reconstruction and restoration as provided in this Article, all Rent to be paid by Tenant under this Lease shall be abated proportionately based on the extent to which Tenant’s use of the Premises is impaired during the period of such repair, reconstruction or restoration, unless Landlord provides Tenant with other comparable space during the period of repair, reconstruction and restoration that, in Tenant’s reasonable opinion, is suitable for the temporary conduct of Tenant’s business; provided , however, that the amount of such abatement shall be reduced by the proceeds of business interruption or loss of rental income insurance actually received by Tenant with respect to the Premises.

24.6 Notwithstanding anything to the contrary contained in this Article, should Landlord be delayed or prevented from completing the repair, reconstruction or restoration of the damage or destruction to the Premises after the occurrence of such damage or destruction by Force Majeure or delays caused by a Tenant Party, then the time for Landlord to commence or complete repairs, reconstruction and restoration shall be extended on a day-for-day basis; provided , however, that, at Landlord’s election, Landlord shall be relieved of its obligation to make such repairs, reconstruction and restoration.

 

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24.7 If Landlord is obligated to or elects to repair, reconstruct or restore as herein provided, then Landlord shall be obligated to make such repairs, reconstruction or restoration only with regard to (a) those portions of the Premises that were originally provided at Landlord’s expense (which includes the Tenant Improvements), and (b) the Common Area portion of the Affected Areas. The repairs, reconstruction or restoration of improvements not originally provided by Landlord or at Landlord’s expense shall be the obligation of Tenant. In the event Tenant has elected to upgrade certain improvements from the Building Standard, Landlord shall, upon the need for replacement due to an insured loss, provide only the Building Standard, unless Tenant again elects to upgrade such improvements and pay any incremental costs related thereto, except to the extent that excess insurance proceeds, if received, are adequate to provide such upgrades, in addition to providing for basic repairs, reconstruction and restoration of the Premises, the Building and the Project.

24.8 Notwithstanding anything to the contrary contained in this Article, Landlord shall not have any obligation whatsoever to repair, reconstruct or restore the Premises (a) if the damage resulting from any casualty covered under this Article occurs during the thirteenth (13 th ) through the eighteenth (18 th ) months prior to the expiration of the Term and the Damage Repair Estimate indicates that more than six (6) months will be required for such repair, reconstruction or restoration, (b) if the damage resulting from any casualty covered under this Article occurs during the seventh (7 th ) through twelfth (12 th ) months prior to the expiration of the Term and the Damage Repair Estimate indicates that more than thirty (30) days will be required for such repair, reconstruction or restoration, (c) if the damage resulting from any casualty covered under this Article occurs during the last six (6) months of the Term, or (d) to the extent that insurance proceeds are not available therefor.

24.9 Landlord’s obligation, should it elect or be obligated to repair, reconstruct or restore, shall be limited to the Affected Areas. Tenant shall, at its expense, replace or fully repair all of Tenant’s personal property and any Alterations (excepting the Tenant Improvements) installed by Tenant existing at the time of such damage or destruction. If Affected Areas are to be repaired, reconstructed or restored in accordance with the foregoing, Landlord shall make available to Tenant any portion of insurance proceeds it receives that are allocable to the Alterations constructed by Tenant pursuant to this Lease; provided Tenant is not then in default under this Lease after notice and the lapse of applicable cure periods, and subject to the requirements of any Lender of Landlord.

24.10 This Article sets forth the terms and conditions upon which this Lease may terminate in the event of any damage or destruction. Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor statutes permitting the parties to terminate this Lease as a result of any damage or destruction).

 

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25. Eminent Domain .

25.1 In the event (a) the whole of all Affected Areas or (b) such part thereof as shall substantially interfere with Tenant’s use and occupancy of the Premises for the Permitted Use shall be taken for any public or quasi-public purpose by any lawful power or authority by exercise of the right of appropriation, condemnation or eminent domain, or sold to prevent such taking, Tenant or Landlord may terminate this Lease by providing written notice to the other, effective as of the date possession is required to be surrendered to such authority, except with regard to (y) items occurring prior to the taking and (z) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof.

25.2 In the event of a partial taking of (a) the Building or the Project or (b) drives, walkways or parking areas serving the Building or the Project for any public or quasi-public purpose by any lawful power or authority by exercise of right of appropriation, condemnation, or eminent domain, or sold to prevent such taking, then, without regard to whether any portion of the Premises occupied by Tenant was so taken, Landlord may elect to terminate this Lease by providing written notice to Tenant (except with regard to (y) items occurring prior to the taking and (z) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof) as of such taking if such taking is, in Landlord’s sole opinion, of a material nature such as to make it uneconomical to continue use of the unappropriated portion for purposes of renting office or laboratory space.

25.3 Tenant shall be entitled to any award that is specifically awarded as compensation for (a) the taking of Tenant’s personal property that was installed at Tenant’s expense and (b) the costs of Tenant moving to a new location. Except as set forth in the previous sentence, any award for such taking shall be the property of Landlord.

25.4 If, upon any taking of the nature described in this Article, this Lease continues in effect, then Landlord shall promptly proceed to restore the Affected Areas to substantially their same condition prior to such partial taking. To the extent such restoration is infeasible, as determined by Landlord in its sole and absolute discretion, the Rent shall be decreased proportionately to reflect the loss of any portion of the Premises no longer available to Tenant.

25.5 This Article sets forth the terms and conditions upon which this Lease may terminate in the event of any condemnation or eminent domain. Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor statutes permitting the parties to terminate this Lease as a result of any damage or destruction).

 

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26. Surrender .

26.1 At least thirty (30) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall provide Landlord with a facility decommissioning and Hazardous Materials closure plan for the Premises (“ Exit Survey ”) prepared by an independent third party state-certified professional with appropriate expertise, which Exit Survey must be reasonably acceptable to Landlord. Landlord will reimburse Tenant for the cost of preparing the Exit Survey, up to a maximum amount of $5,000. The Exit Survey shall comply with the American National Standards Institute’s Laboratory Decommissioning guidelines (ANSI/AIHA Z9.11-2008) or any successor standards published by ANSI or any successor organization (or, if ANSI and its successors no longer exist, a similar entity publishing similar standards). In addition, at least ten (10) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall (a) provide Landlord with written evidence of all appropriate governmental releases obtained by Tenant in accordance with Applicable Laws, including laws pertaining to the surrender of the Premises, (b) place Laboratory Equipment Decontamination Forms on all decommissioned equipment to assure safe occupancy by future users, and (c) conduct a site inspection with Landlord. In addition, Tenant agrees to remain responsible after the surrender of the Premises for the remediation of any recognized environmental conditions set forth in the Exit Survey to the extent the remediation thereof is otherwise required by the terms of this Lease, and to comply with any recommendations set forth in the Exit Survey related to the same. Tenant’s obligations under this Section shall survive the expiration or earlier termination of the Lease.

26.2 No surrender of possession of any part of the Premises shall release Tenant from any of its obligations hereunder, unless such surrender is accepted in writing by Landlord.

26.3 The voluntary or other surrender of this Lease by Tenant shall not effect a merger with Landlord’s fee title or leasehold interest in the Premises, the Building, the Property or the Project, unless Landlord consents in writing, and shall, at Landlord’s option, operate as an assignment to Landlord of any or all subleases.

26.4 The voluntary or other surrender of any ground or other underlying lease that now exists or may hereafter be executed affecting the Building or the Project, or a mutual cancellation thereof or of Landlord’s interest therein by Landlord and its lessor shall not effect a merger with Landlord’s fee title or leasehold interest in the Premises, the Building or the Property and shall, at the option of the successor to Landlord’s interest in the Building or the Project, as applicable, operate as an assignment of this Lease.

27. Holding Over .

27.1 If, with Landlord’s prior written consent, Tenant holds possession of all or any part of the Premises after the Term, Tenant shall become a tenant from month to month after the expiration or earlier termination of the Term, and in such case Tenant shall continue to pay (a) Base Rent in accordance with Article 7 , as adjusted in accordance with Article 8 , and (b) any

 

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amounts for which Tenant would otherwise be liable under this Lease if the Lease were still in effect, including payments for Tenant’s Adjusted Share of Operating Expenses and electricity and other utility costs. Any such month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein.

27.2 Notwithstanding the foregoing, if Tenant remains in possession of the Premises after the expiration or earlier termination of the Term without Landlord’s prior written consent, (a) Tenant shall become a tenant at sufferance subject to the terms and conditions of this Lease, except that the monthly rent shall be equal to one hundred fifty percent (150%) of the Rent in effect during the last thirty (30) days of the Term, and (b) Tenant shall be liable to Landlord for any and all damages suffered by Landlord as a result of such holdover, including any lost rent or consequential, special and indirect damages (in each case, regardless of whether such damages are foreseeable).

27.3 Acceptance by Landlord of Rent after the expiration or earlier termination of the Term shall not result in an extension, renewal or reinstatement of this Lease.

27.4 The foregoing provisions of this Article are in addition to and do not affect Landlord’s right of reentry or any other rights of Landlord hereunder or as otherwise provided by Applicable Laws.

27.5 The provisions of this Article shall survive the expiration or earlier termination of this Lease.

28. Indemnification and Exculpation .

28.1 Except to the extent caused by the negligence or willful misconduct of Landlord or any agent or employee of Landlord, Tenant agrees to indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any and all Claims of any kind or nature, real or alleged, arising from injury to or death of any person or damage to any property occurring within or about the Premises, the Building, the Property or the Project, arising directly or indirectly out of (a) the presence at or use or occupancy of the Premises or Project by a Tenant Party, (b) an act or omission on the part of any Tenant Party, (c) a breach or default by Tenant in the performance of any of its obligations hereunder or (d) injury to or death of persons or damage to or loss of any property, real or alleged, arising from the serving of alcoholic beverages at the Premises or Project, including liability under any dram shop law, host liquor law or similar Applicable Law. Tenant’s obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of damages, compensation or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation. Tenant’s obligations under this Section shall survive the expiration or earlier termination of this Lease.

 

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28.2 Notwithstanding anything in this Lease to the contrary, Landlord shall not be liable to Tenant for and Tenant assumes all risk of (a) damage or losses caused by fire, electrical malfunction, gas explosion or water damage of any type (including broken water lines, malfunctioning fire sprinkler systems, roof leaks or stoppages of lines), unless any such loss is due to Landlord’s negligence, intentional misconduct or willful disregard of written notice by Tenant of need for a repair that Landlord is responsible to make for an unreasonable period of time, and (b) damage to personal property or scientific research, including loss of records kept by Tenant within the Premises (in each case, regardless of whether such damages are foreseeable) except to the extent caused by the gross negligence or willful misconduct of Landlord or any agent or employee of Landlord. Tenant further waives any claim for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property as described in this Section, except to the extent caused by the gross negligence or willful misconduct of Landlord or any agent or employee of Landlord. Notwithstanding anything in the foregoing or this Lease to the contrary, except (x) as otherwise provided herein, (y) as may be provided by Applicable Laws or Section 27.2 , or (z) in the event of Tenant’s breach of Article 21 or Section 26.1 , in no event shall Landlord or Tenant be liable to the other for any consequential, punitive, special or indirect damages arising out of this Lease ( provided that this Subsection 28.2(z) shall not limit Tenant’s liability for Base Rent or Additional Rent pursuant to this Lease).

28.3 Landlord shall not be liable for any damages arising from any act, omission or neglect of any other tenant in the Building or the Project, or of any other third party, unless otherwise expressly stated in this Lease.

28.4 Tenant acknowledges that security devices and services, if any, while intended to deter crime, may not in given instances prevent theft or other criminal acts. Landlord shall not be liable for injuries or losses caused by criminal acts of third parties, and Tenant assumes the risk that any security device or service may malfunction or otherwise be circumvented by a criminal. If Tenant desires protection against such criminal acts, then Tenant shall, at Tenant’s sole cost and expense, obtain appropriate insurance coverage.

28.5 The provisions of this Article shall survive the expiration or earlier termination of this Lease.

28.6 The indemnities from the parties in this Article are intended to specifically cover actions brought by the party’s own employees, with respect to acts or omissions during the term of this Lease. In that regard, with respect to the indemnitee party, the indemnitor party waives any immunity it may have under Washington’s Industrial Insurance Act, RCW Title 51, to the extent necessary to provide the indemnitee party with a full and complete indemnity from claims

 

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made by the indemnitor party and its employees, to the extent of their negligence. If losses, liabilities, damages, liens, costs and expenses covered by the indemnitor party’s indemnity are caused by the sole negligence of the indemnitee party or by the concurrent negligence of both the indemnitor party and the indemnitee party, or their respective employees, agents, contractors, invitees and licensees, then the indemnitor party shall indemnify the indemnitee party only to the extent of any indemnitor parties’ (or its respective employees, agents, contractors, invitees and licensees) negligence. LANDLORD AND TENANT ACKNOWLEDGE THAT THE INDEMNIFICATION PROVISIONS OF THIS ARTICLE WERE SPECIFICALLY NEGOTIATED AND AGREED UPON BY THEM.

29. Assignment or Subletting .

29.1 Except as hereinafter expressly permitted, none of the following (each, a “ Transfer ”), either voluntarily or by operation of Applicable Laws, shall be directly or indirectly performed without Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed: (a) Tenant selling, hypothecating, assigning, pledging, encumbering or otherwise transferring this Lease or subletting the Premises or (b) a controlling interest in Tenant being sold, assigned or otherwise transferred (other than as a result of shares in Tenant being sold on a public stock exchange). For purposes of the preceding sentence, “ control ” means (a) owning (directly or indirectly) more than fifty percent (50%) of the stock or other equity interests of another person or (b) possessing, directly or indirectly, the power to direct or cause the direction of the management and policies of such person. In no event shall Tenant perform a Transfer to or with an entity that is a tenant at the Project or that is in discussions or negotiations with Landlord or an affiliate of Landlord to lease premises at the Project or a property owned by Landlord or an affiliate of Landlord. Notwithstanding the foregoing, Tenant shall have the right to Transfer, without Landlord’s prior written consent, Tenant’s interest in this Lease or the Premises or any part thereof to any person that as of the date of determination and at all times thereafter directly, or indirectly through one or more intermediaries, controls, is controlled by or is under common control with Tenant, or is the surviving entity in a merger with Tenant or an entity that acquires all or substantially all of the assets of Tenant (“ Tenant’s Affiliate ”); provided that Tenant shall notify Landlord in writing at least thirty (30) days prior to the effectiveness of such Transfer to Tenant’s Affiliate (an “ Exempt Transfer ”) and otherwise comply with the requirements of this Lease regarding such Transfer; and provided , further, that the person that will be the tenant under this Lease after the Exempt Transfer has a net worth (as of both the day immediately prior to and the day immediately after the Exempt Transfer) that is equal to or greater than the net worth (as of both the Execution Date and the date of the Exempt Transfer) of the transferring Tenant. For purposes of the immediately preceding sentence, “ control ” requires both (a) owning (directly or indirectly) more than fifty percent (50%) of the stock or other equity interests of another person and (b) possessing, directly or indirectly, the power to direct or cause the direction of the management and policies of such person. Notwithstanding the foregoing, if

 

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Tenant is precluded by Applicable Law or by contract from giving Landlord prior written notice of an Exempt Transfer, Tenant will provide Landlord with written notice of the Exempt Transfer as soon as Tenant may do so without violating Applicable Law or the terms of the applicable contract.

29.2 In the event Tenant desires to effect a Transfer, then, at least thirty (30) but not more than ninety (90) days prior to the date when Tenant desires the Transfer to be effective (the “ Transfer Date ”), Tenant shall provide written notice to Landlord (the “ Transfer Notice ”) containing information (including references) concerning the character of the proposed transferee, assignee or sublessee; the Transfer Date; the most recent financial statements of Tenant and of the proposed transferee, assignee or sublessee satisfying the requirements of Section 40.2 (“ Required Financials ”); any ownership or commercial relationship between Tenant and the proposed transferee, assignee or sublessee; and the consideration and all other material terms and conditions of the proposed Transfer, all in such detail as Landlord shall reasonably require. Within fifteen (15) Business Days of receipt of Tenant’s Transfer Notice, Landlord shall notify Tenant in writing that Landlord either consents to the Transfer, does not consent to the Transfer or needs additional information. Upon receipt of the additional information requested by Landlord, Landlord shall have fifteen (15) Business Days to determine whether or not it consents to the Transfer.

29.3 Landlord, in determining whether consent should be given to a proposed Transfer, may give consideration to (a) the financial strength of Tenant and of such transferee, assignee or sublessee (notwithstanding Tenant remaining liable for Tenant’s performance), (b) any change in use that such transferee, assignee or sublessee proposes to make in the use of the Premises and (c) Landlord’s desire to exercise its rights under Section 29.7 to cancel this Lease. In no event shall Landlord be deemed to be unreasonable for declining to consent to a Transfer to a transferee, assignee or sublessee of poor reputation, lacking financial qualifications or seeking a change in the Permitted Use, or jeopardizing directly or indirectly the status of Landlord or any of Landlord’s affiliates as a Real Estate Investment Trust under the Internal Revenue Code of 1986 (as the same may be amended from time to time, the “ Revenue Code ”). Notwithstanding anything contained in this Lease to the contrary, (w) no Transfer shall be consummated on any basis such that the rental or other amounts to be paid by the occupant, assignee, manager or other transferee thereunder would be based, in whole or in part, on the income or profits derived by the business activities of such occupant, assignee, manager or other transferee; (x) Tenant shall not furnish or render any services to an occupant, assignee, manager or other transferee with respect to whom transfer consideration is required to be paid, or manage or operate the Premises or any capital additions so transferred, with respect to which transfer consideration is being paid; (y) Tenant shall not consummate a Transfer with any person in which Landlord owns an interest, directly or indirectly (by applying constructive ownership rules set forth in Section 856(d)(5) of the Revenue Code); and (z) Tenant shall not consummate a Transfer with any person or in any

 

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manner that could cause any portion of the amounts received by Landlord pursuant to this Lease or any sublease, license or other arrangement for the right to use, occupy or possess any portion of the Premises to fail to qualify as “rents from real property” within the meaning of Section 856(d) of the Revenue Code, or any similar or successor provision thereto or which could cause any other income of Landlord to fail to qualify as income described in Section 856(c)(2) of the Revenue Code.

29.4 The following are conditions precedent to a Transfer or to Landlord considering a request by Tenant to a Transfer:

(a) Tenant shall remain fully liable under this Lease during the unexpired Term. Tenant agrees that it shall not be (and shall not be deemed to be) a guarantor or surety of this Lease, however, and waives its right to claim that it is a guarantor or surety or to raise in any legal proceeding any guarantor or surety defenses permitted by this Lease or by Applicable Laws;

(b) If Tenant or the proposed transferee, assignee or sublessee does not or cannot deliver the Required Financials, then Landlord may elect to have either Tenant’s ultimate parent company or the proposed transferee’s, assignee’s or sublessee’s ultimate parent company provide a guaranty of the applicable entity’s obligations under this Lease, in a commercially reasonable form acceptable to Landlord, which guaranty shall be executed and delivered to Landlord by the applicable guarantor prior to the Transfer Date;

(c) In the case of an Exempt Transfer, Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord that the Transfer qualifies as an Exempt Transfer;

(d) Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord that the value of Landlord’s interest under this Lease shall not be diminished or reduced by the proposed Transfer. Such evidence shall include evidence respecting the relevant business experience and financial responsibility and status of the proposed transferee, assignee or sublessee;

(e) Tenant shall reimburse Landlord for Landlord’s actual costs and expenses, including reasonable attorneys’ fees, charges and disbursements incurred in connection with the review, processing and documentation of such request (which shall not exceed $3,000);

(f) Except with respect to an Exempt Transfer, if Tenant’s transfer of rights or sharing of the Premises provides for the receipt by, on behalf of or on account of Tenant of any consideration of any kind whatsoever (including a premium rental for a sublease or lump sum payment for an assignment, but excluding Tenant’s reasonable costs in marketing and subleasing the Premises) in excess of the rental and other charges due to Landlord under this Lease, Tenant

 

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shall pay fifty percent (50%) of all of such excess to Landlord, after making deductions for any reasonable marketing expenses, tenant improvement funds expended by Tenant, alterations, cash concessions, brokerage commissions, attorneys’ fees and free rent actually paid by Tenant. If such consideration consists of cash paid to Tenant, payment to Landlord shall be made upon receipt by Tenant of such cash payment;

(g) The proposed transferee, assignee or sublessee shall agree that, in the event Landlord gives such proposed transferee, assignee or sublessee notice that Tenant is in default under this Lease (after notice and the lapse of any applicable cure periods), such proposed transferee, assignee or sublessee shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments shall be received by Landlord without any liability being incurred by Landlord, except to credit such payment against those due by Tenant under this Lease, and any such proposed transferee, assignee or sublessee shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided , however, that in no event shall Landlord or its Lenders, successors or assigns be obligated to accept such attornment;

(h) Landlord’s consent to any such Transfer shall be effected on Landlord’s forms;

(i) Tenant shall not then be in default hereunder in any respect beyond applicable notice and cure periods;

(j) Such proposed transferee, assignee or sublessee’s use of the Premises shall be the same as the Permitted Use;

(k) Landlord shall not be bound by any provision of any agreement pertaining to the Transfer, except for Landlord’s written consent to the same;

(l) Tenant shall pay all transfer and other taxes (including interest and penalties) assessed or payable for any Transfer;

(m) Landlord’s consent (or waiver of its rights) for any Transfer shall not waive Landlord’s right to consent or refuse consent to any later Transfer;

(n) Tenant shall deliver to Landlord one executed copy of any and all written instruments evidencing or relating to the Transfer; and

(o) Tenant shall deliver to Landlord a list of Hazardous Materials (as defined below), certified by the proposed transferee, assignee or sublessee to be true and correct, that the proposed transferee, assignee or sublessee intends to use or store in the Premises. Additionally,

 

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Tenant shall deliver to Landlord, on or before the date any proposed transferee, assignee or sublessee takes occupancy of the Premises, all of the items relating to Hazardous Materials of such proposed transferee, assignee or sublessee as described in Section 21.2 .

29.5 Any Transfer that is not in compliance with the provisions of this Article or with respect to which Tenant does not fulfill its obligations pursuant to this Article shall be void and shall, at the option of Landlord, terminate this Lease.

29.6 Notwithstanding any Transfer, Tenant shall remain fully and primarily liable for the payment of all Rent and other sums due or to become due hereunder, and for the full performance of all other terms, conditions and covenants to be kept and performed by Tenant. The acceptance of Rent or any other sum due hereunder, or the acceptance of performance of any other term, covenant or condition thereof, from any person or entity other than Tenant shall not be deemed a waiver of any of the provisions of this Lease or a consent to any Transfer.

29.7 If Tenant delivers to Landlord a Transfer Notice indicating a desire to transfer this Lease to a proposed transferee, assignee or sublessee other than pursuant to an Exempt Transfer, then Landlord shall have the option, exercisable by giving notice to Tenant at any time within ten (10) days after Landlord’s receipt of such Transfer Notice, to terminate this Lease as of the date specified in the Transfer Notice as the Transfer Date, except for those provisions that, by their express terms, survive the expiration or earlier termination hereof. If Landlord exercises such option, then Tenant shall have the right to withdraw such Transfer Notice by delivering to Landlord written notice of such election within five (5) days after Landlord’s delivery of notice electing to exercise Landlord’s option to terminate this Lease. In the event Tenant withdraws the Transfer Notice as provided in this Section, this Lease shall continue in full force and effect. No failure of Landlord to exercise its option to terminate this Lease shall be deemed to be Landlord’s consent to a proposed Transfer.

29.8 If Tenant sublets the Premises or any portion thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and appoints Landlord as assignee and attorney-in-fact for Tenant, and Landlord (or a receiver for Tenant appointed on Landlord’s application) may collect such rent and apply it toward Tenant’s obligations under this Lease; provided that, until the occurrence of a Default (as defined below) by Tenant, Tenant shall have the right to collect such rent.

29.9 Landlord shall execute a commercially reasonable nondisclosure agreement if so requested by Tenant or any proposed transferee, assignee or sublessee prior to receiving documents pursuant to this Section.

 

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30. Subordination and Attornment .

30.1 This Lease shall be subject and subordinate to the lien of any mortgage, deed of trust, or lease in which Landlord is tenant now or hereafter in force against the Building or the Project and to all advances made or hereafter to be made upon the security thereof without the necessity of the execution and delivery of any further instruments on the part of Tenant to effectuate such subordination; provided with respect to any future mortgage, deed of trust, or lease in which Landlord is tenant, such subordination shall be subject to Tenant’s receipt of a commercially reasonable nondisturbance agreement. Landlord warrants to Tenant that there is not currently any financing encumbering the Project or Building; however the Property is subject to a ground lease as described in Exhibit A-1 attached (the “ Ground Lease ”). Not more than thirty (30) days after the Execution Date, Landlord will obtain from the ground lessor under the Ground Lease a Ground Lessor Recognition and Non-Disturbance Agreement in the form attached to this Lease as Exhibit J , or such other form as is reasonably acceptable to Tenant and the ground lessor. Landlord shall be responsible for the cost of recording such Ground Lessor Recognition and Non-Disturbance Agreement, including any transfer or other taxes incurred in connection with such recordation. If Landlord has not obtained a Ground Lessor Recognition and Non-Disturbance Agreement from the ground lessor within sixty (60) days after the Execution Date then Tenant will be entitled to a credit against Rent in the amount of $500.00 for each day after the end of such sixty (60) day period until Landlord obtains the required Ground Lessor Recognition and Non-Disturbance Agreement from Ground Lessor.

30.2 Notwithstanding the foregoing, Tenant shall execute and deliver upon demand such further commercially reasonable instrument or instruments evidencing such subordination of this Lease to the lien of any such mortgage or mortgages or deeds of trust or lease in which Landlord is tenant as may be required by Landlord; provided that such instrument includes a commercially reasonable nondisturbance agreement. If any such mortgagee, beneficiary or landlord under a lease wherein Landlord is tenant (each, a “ Mortgagee ”) so elects, however, this Lease shall be deemed prior in lien to any such lease, mortgage, or deed of trust upon or including the Premises regardless of date and Tenant shall execute a statement in writing to such effect at Landlord’s request. If Tenant fails to execute any document required from Tenant under this Section within ten (10) days after written request therefor, such failure shall constitute a Default under this Lease.

30.3 Upon written request of Landlord and opportunity for Tenant to review, Tenant agrees to execute any Lease amendments not materially altering the terms of this Lease or materially adversely affecting Tenant’s quiet enjoyment of the Premises, if required by a mortgagee or beneficiary of a deed of trust encumbering real property of which the Premises constitute a part incident to the financing of the real property of which the Premises constitute a part.

30.4 In the event any proceedings are brought for foreclosure, or in the event of the exercise of the power of sale under any mortgage or deed of trust made by Landlord covering the Premises, Tenant shall attorn to the purchaser upon any such foreclosure or sale and recognize such purchaser as Landlord under this Lease.

 

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31. Defaults and Remedies .

31.1 Late payment by Tenant to Landlord of Rent and other sums due shall cause Landlord to incur costs not contemplated by this Lease, the exact amount of which shall be extremely difficult and impracticable to ascertain. Such costs include processing and accounting charges and late charges that may be imposed on Landlord by the terms of any mortgage or trust deed covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within three (3) days after Landlord gives Tenant written notice that the payment is past due, Tenant shall pay to Landlord (a) an additional sum of six percent (6%) of the overdue Rent as a late charge plus (b) interest at an annual rate (the “ Default Rate ”) equal to the lesser of (a) twelve percent (12%) and (b) the highest rate permitted by Applicable Laws. The parties agree that this late charge represents a fair and reasonable estimate of the costs that Landlord shall incur by reason of late payment by Tenant and shall be payable as Additional Rent to Landlord due with the next installment of Rent or within five (5) Business Days after Landlord’s demand, whichever is earlier. Landlord’s acceptance of any Additional Rent (including a late charge or any other amount hereunder) shall not be deemed an extension of the date that Rent is due or prevent Landlord from pursuing any other rights or remedies under this Lease, at law or in equity.

31.2 No payment by Tenant or receipt by Landlord of a lesser amount than the Rent payment herein stipulated shall be deemed to be other than on account of the Rent, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease or in equity or at law. If a dispute shall arise as to any amount or sum of money to be paid by Tenant to Landlord hereunder, Tenant shall have the right to make payment “under protest,” such payment shall not be regarded as a voluntary payment, and there shall survive the right on the part of Tenant to institute suit for recovery of the payment paid under protest.

31.3 If Tenant fails to pay any sum of money required to be paid by it hereunder or perform any other act on its part to be performed hereunder, in each case within the applicable cure period (if any) described in Section 31.4 , then Landlord may (but shall not be obligated to), without waiving or releasing Tenant from any obligations of Tenant, make such payment or perform such act; provided that such failure by Tenant unreasonably interfered with the use of

 

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the Building or the Project by any other tenant or with the efficient operation of the Building or the Project, or resulted or could have resulted in a violation of Applicable Laws or the cancellation of an insurance policy maintained by Landlord. Notwithstanding the foregoing, in the event of an emergency, Landlord shall have the right to enter the Premises and act in accordance with its rights as provided elsewhere in this Lease. In addition to the late charge described in Section 31.1 , Tenant shall pay to Landlord as Additional Rent all sums so paid or incurred by Landlord, together with interest at the Default Rate, computed from the date such sums were paid or incurred.

31.4 The occurrence of any one or more of the following events shall constitute a “ Default ” hereunder by Tenant:

(a) Tenant abandons or vacates the Premises prior to the scheduled Term Expiration Date or earlier termination of this Lease without the intention to pay rent and otherwise continue to perform its obligations under this Lease;

(b) Tenant fails to make any payment of Rent, as and when due, or to satisfy its obligations under Article 19 , where such failure shall continue for a period of three (3) days after written notice thereof from Landlord to Tenant;

(c) Tenant fails to observe or perform any obligation or covenant contained herein (other than described in Sections 31.4(a) and 31.4(b) ) to be performed by Tenant, where such failure continues for a period of ten (10) days after written notice thereof from Landlord to Tenant; provided that, if the nature of Tenant’s default is such that it reasonably requires more than ten (10) days to cure, Tenant shall not be deemed to be in Default if Tenant commences such cure within such ten (10) day period and thereafter diligently prosecute the same to completion; and provided , further, that such cure is completed no later than one hundred eighty (180) days after Tenant’s receipt of written notice from Landlord;

(d) Tenant makes an assignment for the benefit of creditors;

(e) A receiver, trustee or custodian is appointed to or does take title, possession or control of all or substantially all of Tenant’s assets;

(f) Tenant files a voluntary petition under the United States Bankruptcy Code or any successor statute (as the same may be amended from time to time, the “ Bankruptcy Code ”) or an order for relief is entered against Tenant pursuant to a voluntary or involuntary proceeding commenced under any chapter of the Bankruptcy Code;

(g) Any involuntary petition is filed against Tenant under any chapter of the Bankruptcy Code and is not dismissed within one hundred twenty (120) days;

 

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(h) Tenant fails to deliver an estoppel certificate in accordance with Article 20 ; or

(i) Tenant’s interest in this Lease is attached, executed upon or otherwise judicially seized and such action is not released within one hundred twenty (120) days of the action.

Notices given under this Section shall specify the alleged default and shall demand that Tenant perform the provisions of this Lease or pay the Rent that is in arrears, as the case may be, within the applicable period of time, or quit the Premises. No such notice shall be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise in such notice. The foregoing notice and cure provisions shall be inclusive of and not in addition to the notices and cure periods provided for in RCW 59.12, as now or hereafter amended, or any legislation in lieu or substitution thereof.

31.5 In the event of a Default by Tenant, and at any time thereafter, with or without notice or demand and without limiting Landlord in the exercise of any right or remedy that Landlord may have, Landlord has the right to do any or all of the following:

(a) Halt any Tenant Improvements and Alterations and order Tenant’s contractors, subcontractors, consultants, designers and material suppliers to stop work;

(b) Terminate Tenant’s right to possession of the Premises by written notice to Tenant or by any lawful means, in which case Tenant shall immediately surrender possession of the Premises to Landlord. In such event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such property may be removed and stored in a public warehouse or elsewhere at the cost and for the account of Tenant, all without service of notice or resort to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage that may be occasioned thereby; and

(c) Terminate this Lease, in which event Tenant shall immediately surrender possession of the Premises to Landlord. In such event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such property may be removed and stored in a public warehouse or elsewhere at the cost and for the account of Tenant, all without service of notice or resort to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage that may be occasioned thereby. In the event that Landlord shall elect to so terminate this Lease, then Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including:

(i) The sum of:

A. The worth at the time of award of any unpaid Rent that had accrued at the time of such termination; plus

 

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B. The worth at the time of award of the amount by which the unpaid Rent that would have accrued during the period commencing with termination of the Lease and ending at the time of award exceeds that portion of the loss of Landlord’s rental income from the Premises that Tenant proves to Landlord’s reasonable satisfaction could have been reasonably avoided; plus

C. The worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds that portion of the loss of Landlord’s rental income from the Premises that Tenant proves to Landlord’s reasonable satisfaction could have been reasonably avoided; plus

D. Any other amount necessary to compensate Landlord for all the detriment caused by Tenant’s failure to perform its obligations under this Lease or that in the ordinary course of things would be likely to result therefrom, including the cost of restoring the Premises to the condition required under the terms of this Lease, including any rent payments not otherwise chargeable to Tenant (e.g., during any “free” rent period or rent holiday); plus

E. At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by Applicable Laws; or

(ii) At Landlord’s election, as minimum liquidated damages in addition to any (A) amounts paid or payable to Landlord pursuant to Section 31.5(c)(i)(A) prior to such election and (B) costs of restoring the Premises to the condition required under the terms of this Lease, an amount (the “ Election Amount ”) equal to either (Y) the positive difference (if any, and measured at the time of such termination) between (1) the then-present value of the total Rent and other benefits that would have accrued to Landlord under this Lease for the remainder of the Term if Tenant had fully complied with the Lease minus (2) the then-present cash rental value of the Premises as determined by Landlord for what would be the then-unexpired Term if the Lease remained in effect, computed using the discount rate of the Federal Reserve Bank of San Francisco at the time of the award plus one (1) percentage point (the “ Discount Rate ”) or (Z) twelve (12) months (or such lesser number of months as may then be remaining in the Term) of Base Rent and Additional Rent at the rate last payable by Tenant pursuant to this Lease, in either case as Landlord specifies in such election. Landlord and Tenant agree that the Election Amount represents a reasonable forecast of the minimum damages expected to occur in the event of a breach, taking into account the uncertainty, time and cost of determining elements relevant to actual damages, such as fair market rent, time and costs that may be required to re-lease the Premises, and other factors; and that the Election Amount is not a penalty.

 

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As used in Sections 31.5(c)(i)(A) and (B) , “worth at the time of award” shall be computed by allowing interest at the Default Rate. As used in Section 31.5(c)(i)(C) , the “worth at the time of the award” shall be computed by taking the present value of such amount, using the Discount Rate.

31.6 In addition to any other remedies available to Landlord at law or in equity and under this Lease, Landlord may continue this Lease in effect after Tenant’s Default and abandonment and recover Rent as it becomes due. In addition, Landlord shall not be liable in any way whatsoever for its failure or refusal to relet the Premises so long as Landlord is in compliance with any obligation Landlord has under Applicable Law to mitigate its damages. For purposes of this Section, the following acts by Landlord will not constitute the termination of Tenant’s right to possession of the Premises:

(a) Acts of maintenance or preservation or efforts to relet the Premises, including alterations, remodeling, redecorating, repairs, replacements or painting as Landlord shall consider advisable for the purpose of reletting the Premises or any part thereof; or

(b) The appointment of a receiver upon the initiative of Landlord to protect Landlord’s interest under this Lease or in the Premises.

Notwithstanding the foregoing, in the event of a Default by Tenant, Landlord may elect at any time to terminate this Lease and to recover damages to which Landlord is entitled.

31.7 If Landlord does not elect to terminate this Lease as provided in Section 31.5 , then Landlord may, from time to time, recover all Rent as it becomes due under this Lease. At any time thereafter, Landlord may elect to terminate this Lease and to recover damages to which Landlord is entitled.

31.8 In the event Landlord elects to terminate this Lease and relet the Premises, Landlord may execute any new lease in its own name. Tenant hereunder shall have no right or authority whatsoever to collect any Rent from such tenant. The proceeds of any such reletting shall be applied as follows:

(a) First, to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord, including storage charges or brokerage commissions owing from Tenant to Landlord as the result of such reletting;

(b) Second, to the payment of the costs and expenses of reletting the Premises, including (i) alterations and repairs that Landlord deems reasonably necessary and advisable and (ii) reasonable attorneys’ fees, charges and disbursements incurred by Landlord in connection with the retaking of the Premises and such reletting;

 

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(c) Third, to the payment of Rent and other charges due and unpaid hereunder; and

(d) Fourth, to the payment of future Rent and other damages payable by Tenant under this Lease.

31.9 All of Landlord’s rights, options and remedies hereunder shall be construed and held to be nonexclusive and cumulative. Landlord shall have the right to pursue any one or all of such remedies, or any other remedy or relief that may be provided by Applicable Laws, whether or not stated in this Lease. No waiver of any default of Tenant hereunder shall be implied from any acceptance by Landlord of any Rent or other payments due hereunder or any omission by Landlord to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other than as specified in such waiver. Notwithstanding any provision of this Lease to the contrary, in no event shall Landlord be required to mitigate its damages with respect to any default by Tenant, except to the extent Landlord is required to do so under Applicable Law. Any obligation imposed by Applicable Law upon Landlord to relet the Premises after any termination of this Lease shall be subject to the reasonable requirements of Landlord to (a) lease to high quality tenants on such terms as Landlord may from time to time deem appropriate in its discretion and (b) develop the Project in a harmonious manner with a mix of uses, tenants, floor areas, terms of tenancies, etc., as determined by Landlord. Landlord shall not be obligated to relet the Premises to any party to whom Landlord or an affiliate of Landlord may desire to lease other available space in the Project or at another property owned by Landlord or an affiliate of Landlord.

31.10 Landlord’s termination of (a) this Lease or (b) Tenant’s right to possession of the Premises shall not relieve Tenant of any liability to Landlord that has previously accrued or that shall arise based upon events that occurred prior to the later to occur of (y) the date of Lease termination and (z) the date Tenant surrenders possession of the Premises.

31.11 Intentionally deleted.

31.12 Except as otherwise expressly set forth in this Lease, Landlord shall not be in default or liable for damages under this Lease unless Landlord fails to perform obligations required of Landlord within a reasonable time, but in no event shall such failure continue for more than thirty (30) days after written notice from Tenant specifying the nature of Landlord’s failure (“ Landlord Default ”); provided , however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be in default if Landlord commences performance within such thirty (30) day period and thereafter diligently prosecutes the same to completion. Except as otherwise expressly set forth in this Lease, in no event shall Tenant have the right to terminate or cancel this Lease or to withhold or abate rent or to set off any Claims against Rent as a result of any default or breach by Landlord of any of its covenants, obligations, representations, warranties or promises hereunder, except as may otherwise be expressly set forth in this Lease.

 

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31.13 In the event of any default by Landlord, Tenant shall give notice by registered or certified mail to any (a) beneficiary of a deed of trust or (b) mortgagee under a mortgage covering the Premises, the Building or the Project and to any landlord of any lease of land upon or within which the Premises, the Building or the Project is located, and shall offer such beneficiary, mortgagee or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Building or the Project by power of sale or a judicial action if such should prove necessary to effect a cure; provided that Landlord shall furnish to Tenant in writing, upon written request by Tenant, the names and addresses of all such persons who are to receive such notices.

32. Bankruptcy . In the event a debtor, trustee or debtor in possession under the Bankruptcy Code, or another person with similar rights, duties and powers under any other Applicable Laws, proposes to cure any default under this Lease or to assume or assign this Lease and is obliged to provide adequate assurance to Landlord that (a) a default shall be cured, (b) Landlord shall be compensated for its damages arising from any breach of this Lease and (c) future performance of Tenant’s obligations under this Lease shall occur, then such adequate assurances shall include any or all of the following, as designated by Landlord in its sole and absolute discretion:

32.1 Those acts specified in the Bankruptcy Code or other Applicable Laws as included within the meaning of “adequate assurance,” even if this Lease does not concern a shopping center or other facility described in such Applicable Laws;

32.2 A prompt cash payment to compensate Landlord for any monetary defaults or actual damages arising directly from a breach of this Lease;

32.3 A cash deposit in an amount at least equal to the then-current amount of the Security Deposit; or

32.4 The assumption or assignment of all of Tenant’s interest and obligations under this Lease.

33. Brokers .

33.1 Each party represents and warrants to the other party that it has had no dealings with any real estate broker or agent in connection with the negotiation of this Lease other than Flinn Ferguson and CBRE (“ Brokers ”), and that it knows of no other real estate broker or agent that is or might be entitled to a commission in connection with this Lease. Landlord shall compensate Brokers in relation to this Lease pursuant to separate agreements between Landlord and Brokers.

 

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33.2 Tenant represents and warrants that no broker or agent has made any representation or warranty relied upon by Tenant in Tenant’s decision to enter into this Lease, other than as contained in this Lease.

33.3 Tenant acknowledges and agrees that the employment of brokers by Landlord is for the purpose of solicitation of offers of leases from prospective tenants and that no authority is granted to any broker to furnish any representation (written or oral) or warranty from Landlord unless expressly contained within this Lease. Landlord is executing this Lease in reliance upon Tenant’s representations, warranties and agreements contained within Sections 33.1 and 33.2 .

33.4 Each party agrees to indemnify, save, defend (at the other party’s option and with counsel reasonably acceptable to the other party) and hold the other party harmless from any and all cost or liability for compensation claimed by any broker or agent, other than Brokers, that was employed or engaged by the party, or claiming to have been employed or engaged as a result of the party’s own acts. The indemnifications in this Section shall survive the expiration or earlier termination of this Lease.

34. Definition of Landlord . With regard to obligations imposed upon Landlord pursuant to this Lease, the term “ Landlord ,” as used in this Lease, shall refer only to Landlord or Landlord’s then-current successor-in-interest. In the event of any transfer, assignment or conveyance of Landlord’s interest in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, Landlord herein named (and in case of any subsequent transfers or conveyances, the subsequent Landlord) shall be automatically freed and relieved, from and after the date of such transfer, assignment or conveyance, from all liability for the performance of any covenants or obligations contained in this Lease thereafter to be performed by Landlord and, without further agreement, the transferee, assignee or conveyee of Landlord’s in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, shall be deemed to have assumed and agreed to observe and perform any and all covenants and obligations of Landlord hereunder during the tenure of its interest in the Lease or the Property. Landlord or any subsequent Landlord may transfer its interest in the Premises or this Lease without Tenant’s consent.

35. Limitation of Landlord’s Liability .

35.1 If Landlord is in default under this Lease and, as a consequence, Tenant recovers a monetary judgment against Landlord, the judgment shall be satisfied only out of (a) the proceeds of sale received on execution of the judgment and levy against the right, title and interest of Landlord in the Building and the Project, (b) rent or other income from such real

 

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property receivable by Landlord or (c) the consideration received by Landlord from the sale, financing, refinancing or other disposition of all or any part of Landlord’s right, title or interest in the Building or the Project.

35.2 Neither Landlord nor any of its affiliates, nor any of their respective partners, shareholders, directors, officers, employees, members or agents shall be personally liable for Landlord’s obligations or any deficiency under this Lease, and service of process shall not be made against any shareholder, director, officer, employee or agent of Landlord or any of Landlord’s affiliates. No partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates shall be sued or named as a party in any suit or action, and service of process shall not be made against any partner or member of Landlord except as may be necessary to secure jurisdiction of the partnership, joint venture or limited liability company, as applicable. No partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates shall be required to answer or otherwise plead to any service of process, and no judgment shall be taken or writ of execution levied against any partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates. For the purpose of clarity, the foregoing paragraph is not intended to preclude any tort claim against any individual arising from the actions of such individual unrelated to this Lease in his or her personal capacity and not in his or her capacity as a partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates.

35.3 Each of the covenants and agreements of this Article shall be applicable to any covenant or agreement either expressly contained in this Lease or imposed by Applicable Laws and shall survive the expiration or earlier termination of this Lease.

36. Joint and Several Obligations . If more than one person or entity executes this Lease as Tenant, then:

36.1 Each of them is jointly and severally liable for the keeping, observing and performing of all of the terms, covenants, conditions, provisions and agreements of this Lease to be kept, observed or performed by Tenant, and such terms, covenants, conditions, provisions and agreements shall be binding with the same force and effect upon each and all of the persons executing this Agreement as Tenant; and

36.2 The term “ Tenant ,” as used in this Lease, shall mean and include each of them, jointly and severally. The act of, notice from, notice to, refund to, or signature of any one or more of them with respect to the tenancy under this Lease, including any renewal, extension, expiration, termination or modification of this Lease, shall be binding upon each and all of the persons executing this Lease as Tenant with the same force and effect as if each and all of them had so acted, so given or received such notice or refund, or so signed.

 

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37. Representations . Tenant guarantees, warrants and represents that (a) Tenant is duly incorporated or otherwise established or formed and validly existing under the laws of its state of incorporation, establishment or formation, (b) Tenant has and is duly qualified to do business in the state in which the Property is located, (c) Tenant has full corporate, partnership, trust, association or other appropriate power and authority to enter into this Lease and to perform all Tenant’s obligations hereunder, (d) each person (and all of the persons if more than one signs) signing this Lease on behalf of Tenant is duly and validly authorized to do so and (e) neither (i) the execution, delivery or performance of this Lease nor (ii) the consummation of the transactions contemplated hereby will violate or conflict with any provision of documents or instruments under which Tenant is constituted or to which Tenant is a party. In addition, Tenant guarantees, warrants and represents that none of (x) it, (y) its affiliates or partners nor (z) to the best of its knowledge, its members, shareholders or other equity owners or any of their respective employees, officers, directors, representatives or agents is a person or entity with whom U.S. persons or entities are restricted from doing business under regulations of the Office of Foreign Asset Control (“ OFAC ”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism) or other similar governmental action.

38. Confidentiality. Landlord and Tenant shall each keep the terms and conditions of this Lease and any information provided by one to the other (or the receiving party’s employees, agents or contractors) pursuant to Article 9 confidential and shall not (a) disclose to any third party any terms or conditions of this Lease or any other Lease-related document (including subleases, assignments, work letters, construction contracts, letters of credit, subordination agreements, non-disturbance agreements, brokerage agreements or estoppels) or (b) provide to any third party an original or copy of this Lease (or any Lease-related document). Landlord shall not release to any third party any non-public information about Tenant. In addition, all information learned by or disclosed to Landlord with respect to Tenant’s business or research, or information disclosed or discovered during an entry by Landlord into the Premises, shall be kept strictly confidential by Landlord, Landlord’s legal representatives, successors, assigns, employees, servants and agents and shall not be used (except for Landlord’s confidential internal purposes) or disclosed to others by Landlord (other than Landlord’s affiliates and their respective employees, investors, accountants, attorneys, lenders or prospective lenders, consultants, advisors, purchasers or prospective purchasers), or Landlord’s servants, agents, employees, legal representatives, successors or assigns, without the express prior written consent of Tenant, which Tenant may withhold in its sole and absolute discretion. Notwithstanding the foregoing, confidential information under this Section may be released by Landlord or Tenant under the following circumstances: (w) if required by Applicable Laws or in any judicial proceeding; provided that the releasing party has given the other party reasonable notice of such requirement,

 

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if feasible, (x) to a party’s attorneys, accountants, investors, brokers, affiliates, employees, lenders or prospective lenders and purchasers or prospective purchasers and other bona fide consultants or advisers (with respect to this Lease only); provided such third parties agree to be bound by this Section (y) to bona fide prospective assignees or subtenants of this Lease; provided they agree in writing to be bound by this Section, or (z) if required by the U.S. Securities and Exchange Commission or other regulatory agency. Tenant agrees its sole remedies for Landlord’s breach of this Section 38 shall be to seek injunctive relief or to bring an action for the actual damages incurred by Tenant as a result of Landlord’s breach of this Section 38 . In no event shall Tenant have the right to terminate this Lease as a result of Landlord’s breach of this Section 38 .

39. Notices . Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other communication required or permitted to be given hereunder shall be in writing and shall be given by (a) personal delivery, (b) overnight delivery with a reputable international overnight delivery service, such as FedEx, or (c) facsimile or email transmission, so long as such transmission is followed within one (1) Business Day by delivery utilizing one of the methods described in Subsection 39(a) or (b) . Any such notice, consent, demand, invoice, statement or other communication shall be deemed delivered (x) upon receipt, if given in accordance with Subsection 39(a) ; (y) one business (1) day after deposit with a reputable international overnight delivery service, if given in accordance with Subsection 39(b) ; or (z) upon transmission, if given in accordance with Subsection 39(c). Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other communication required or permitted to be given pursuant to this Lease shall be addressed to Landlord or Tenant at the addresses shown in Sections 2.9 and 2.10 or 2.11 , respectively. Either party may, by notice to the other given pursuant to this Section, specify additional or different addresses for notice purposes.

40. Miscellaneous .

40.1 Landlord reserves the right to change the name of the Building or the Project in its sole discretion.

40.2 Tenant agrees that it shall promptly furnish to Landlord, from time to time, upon Landlord’s written request, the most recent year-end unconsolidated financial statements reflecting Tenant’s current financial condition audited by a nationally recognized accounting firm. Tenant shall, within ninety (90) days after the end of Tenant’s financial year, furnish Landlord with a certified copy of Tenant’s year-end unconsolidated financial statements for the previous year audited by a nationally recognized accounting firm. Notwithstanding the foregoing, so long as Tenant is a publicly traded company and is not a subsidiary of any other entity, the financial statements to be provided by Tenant pursuant to the preceding two (2) sentences may be consolidated financial statements rather than unconsolidated financial

 

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statements. Tenant represents and warrants that all financial statements, records and information furnished by Tenant to Landlord in connection with this Lease are true, correct and complete in all respects. If audited financials are not otherwise prepared, unaudited financials complying with generally accepted accounting principles and certified by the chief financial officer of Tenant as true, correct and complete in all respects shall suffice for purposes of this Section. The terms of this Section 40.2 shall not apply if (i) Tenant is an entity that is domiciled in the United States of America, and whose securities are funded through a public securities exchange subject to regulation by the United States of America publicly traded over exchanges based in the United States or (ii) Tenant is an SEC registrant and required to file reports on Forms 10-K and 10-Q or the equivalent thereof and under either clause (i) or (ii) above Tenant’s current financial information is publicly available through the internet.

40.3 Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for a lease, and shall not be effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant.

40.4 The terms of this Lease are intended by the parties as a final, complete and exclusive expression of their agreement with respect to the terms that are included herein, and may not be contradicted or supplemented by evidence of any other prior or contemporaneous agreement.

40.5 Landlord shall record a memorandum of this Lease in the form of Exhibit K ; provided Tenant executes and delivers to Landlord at the time such memorandum is executed a termination of such memorandum in the form of Exhibit L attached which Landlord may record upon the expiration of the Term or the earlier termination of this Lease. Landlord shall be responsible for the cost of recording the memorandum of this Lease or any termination of the memorandum. Neither party shall record this Lease. Upon the expiration or earlier termination of this Lease, Tenant shall provide Landlord with such additional documents as Landlord may reasonably request confirming that this Lease is terminated so Landlord can remove the memorandum of this Lease from record title to the Property.

40.6 Where applicable in this Lease, the singular includes the plural and the masculine or neuter includes the masculine, feminine and neuter. The words “include,” “includes,” “included” and “including” mean “‘include,’ etc., without limitation.” The word “shall” is mandatory and the word “may” is permissive. The section headings of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part of this Lease. Landlord and Tenant have each participated in the drafting and negotiation of this Lease, and the language in all parts of this Lease shall be in all cases construed as a whole according to its fair meaning and not strictly for or against either Landlord or Tenant.

 

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40.7 Except as otherwise expressly set forth in this Lease, each party shall pay its own costs and expenses incurred in connection with this Lease and such party’s performance under this Lease; provided that, if either party commences an action, proceeding, demand, claim, action, cause of action or suit against the other party arising out of or in connection with this Lease, then the substantially prevailing party shall be reimbursed by the other party for all reasonable costs and expenses, including reasonable attorneys’ fees and expenses, incurred by the substantially prevailing party in such action, proceeding, demand, claim, action, cause of action or suit, and in any appeal in connection therewith (regardless of whether the applicable action, proceeding, demand, claim, action, cause of action, suit or appeal is voluntarily withdrawn or dismissed).

40.8 Time is of the essence with respect to the performance of every provision of this Lease.

40.9 The covenants and conditions of the parties in this Lease are intended to be independent of each other covenant and condition in this Lease.

40.10 Notwithstanding anything to the contrary contained in this Lease, Tenant’s obligations under this Lease are independent and shall not be conditioned upon performance by Landlord.

40.11 Whenever consent or approval of either party is required, that party shall not unreasonably withhold, condition or delay such consent or approval, except as may be expressly set forth to the contrary.

40.12 Any provision of this Lease that shall prove to be invalid, void or illegal shall in no way affect, impair or invalidate any other provision hereof, and all other provisions of this Lease shall remain in full force and effect and shall be interpreted as if the invalid, void or illegal provision did not exist.

40.13 Each of the covenants, conditions and agreements herein contained shall inure to the benefit of and shall apply to and be binding upon the parties hereto and their respective heirs; legatees; devisees; executors; administrators; and permitted successors and assigns. This Lease is for the sole benefit of the parties and their respective heirs, legatees, devisees, executors, administrators and permitted successors and assigns, and nothing in this Lease shall give or be construed to give any other person or entity any legal or equitable rights. Nothing in this Section shall in any way alter the provisions of this Lease restricting assignment or subletting.

40.14 This Lease shall be governed by, construed and enforced in accordance with the laws of the state in which the Premises are located, without regard to such state’s conflict of law principles.

 

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40.15 Each party guarantees, warrants and represents to the other that the individual or individuals signing this Lease have the power, authority and legal capacity to sign this Lease on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint venturers or other organizations and entities on whose behalf such individual or individuals have signed. Each party further guarantees, warrants and represents to the other that no third-party consent or approval is required in connection with this Lease, or if such consent or approval is required, it has been obtained.

40.16 This Lease may be executed in one or more counterparts, each of which, when taken together, shall constitute one and the same document.

40.17 No provision of this Lease may be modified, amended or supplemented except by an agreement in writing signed by Landlord and Tenant.

40.18 No waiver of any term, covenant or condition of this Lease shall be binding unless executed in writing by the waiving party. The waiver by a party of any breach or default of any term, covenant or condition contained in this Lease shall not be deemed to be a waiver of any preceding or subsequent breach or default of such term, covenant or condition or any other term, covenant or condition of this Lease.

40.19 To the extent permitted by Applicable Laws, the parties waive trial by jury in any action, proceeding or counterclaim brought by the other party hereto related to matters arising out of or in any way connected with this Lease; the relationship between Landlord and Tenant; Tenant’s use or occupancy of the Premises; or any claim of injury or damage related to this Lease or the Premises.

40.20 “ Business Day ” means any day other than a Saturday, Sunday or a day on which national banking associations are authorized or required to close.

40.21 The Recitals as set forth above are hereby incorporated herein by this reference.

41. Options to Extend Term . Tenant shall have two (2) options (each, an “ Option ”) to extend the Term by five (5) years each as to the entire Premises (and no less than the entire Premises) upon the following terms and conditions. Any extension of the Term pursuant to an Option shall be on all the same terms and conditions as this Lease, except as follows:

41.1 Basic Annual Rent at the commencement of each Option term shall equal the then-current fair market value for comparable office and laboratory space in the Seattle market of comparable age, quality, level of finish and proximity to amenities and public transit including market rate annual adjustments (“ FMV ”), but in no event be less than the Basic Annual Rent in effect immediately prior to the Option term for the first year of the Option term. Tenant may, no

 

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more than twelve (12) months prior to the date the Term is then scheduled to expire, request Landlord’s estimate of the FMV for the next Option term. Landlord shall, within fifteen (15) days after receipt of such request, give Tenant a written proposal of such FMV. If Tenant gives written notice to exercise an Option, such notice shall specify whether Tenant accepts Landlord’s proposed estimate of FMV. If Tenant does not accept the FMV, then the parties shall endeavor to agree upon the FMV, taking into account all relevant factors, including (v) the size of the Premises, (w) the length of the Option term, (x) rent in comparable buildings in the relevant market, including concessions offered to new tenants, such as free rent, tenant improvement allowances, leasing commissions, and moving allowances, (y) Tenant’s creditworthiness and (z) the quality and location of the Building and the Project. In the event that the parties are unable to agree upon the FMV within thirty (30) days after Tenant notifies Landlord that Tenant is exercising an Option, then either party may request that the same be determined as follows: a senior officer of a nationally recognized leasing brokerage firm with local knowledge of the Seattle laboratory/research and development leasing market (the “ Baseball Arbitrator ”) shall be selected and paid for jointly by Landlord and Tenant. If Landlord and Tenant are unable to agree upon the Baseball Arbitrator, then the same shall be designated by the local chapter of the Judicial Arbitration and Mediation Services or any successor organization thereto (the “ JAMS ”). The Baseball Arbitrator selected by the parties or designated by JAMS shall (i) have at least ten (10) years’ experience in the leasing of laboratory/research and development space in the Seattle market and (ii) not have been employed or retained by either Landlord or Tenant or any affiliate of either for a period of at least ten (10) years prior to appointment pursuant hereto. Each of Landlord and Tenant shall submit to the Baseball Arbitrator and to the other party its determination of the FMV. The Baseball Arbitrator shall grant to Landlord and Tenant a hearing and the right to submit evidence. The Baseball Arbitrator shall determine which of the two (2) FMV determinations more closely represents the actual FMV. The Baseball Arbitrator may not select any other FMV for the Premises other than one submitted by Landlord or Tenant. The FMV selected by the Baseball Arbitrator shall be binding upon Landlord and Tenant and shall serve as the basis for determination of Basic Annual Rent payable for the applicable Option term. If, as of the commencement date of an Option term, the amount of Basic Annual Rent payable during the Option term shall not have been determined, then, pending such determination, Tenant shall pay Basic Annual Rent equal to the Basic Annual Rent payable with respect to the last year of the then-current Term. After the final determination of Basic Annual Rent payable for the Option term, the parties shall promptly execute a written amendment to this Lease specifying the amount of Basic Annual Rent to be paid during the applicable Option term. Any failure of the parties to execute such amendment shall not affect the validity of the FMV determined pursuant to this Section.

41.2 The Option is not assignable separate and apart from this Lease except that it shall be exercisable by a Tenant’s Affiliate as a result of an Exempt Transfer.

 

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41.3 An Option is conditional upon Tenant giving Landlord written notice of its election to exercise such Option not more than sixteen (16) months and not less than ten (10) months prior to the end of the expiration of the then-current Term. Time shall be of the essence as to Tenant’s exercise of an Option. Tenant assumes full responsibility for maintaining a record of the deadlines to exercise an Option. Tenant acknowledges that it would be inequitable to require Landlord to accept any exercise of an Option after the date provided for in this Section.

41.4 Notwithstanding anything contained in this Article to the contrary, Tenant shall not have the right to exercise an Option:

(a) During the time commencing from the date Landlord delivers to Tenant a written notice that Tenant is actually in default under any provisions of this Lease and continuing until Tenant has cured the specified default to Landlord’s reasonable satisfaction; or

(b) In the event that Tenant has defaulted (beyond applicable notice and cure periods) in the performance of either a material monetary obligation or material non-monetary obligation under this Lease two (2) or more times during the Extended Term or Option Term (as applicable).

41.5 The period of time within which Tenant may exercise an Option shall not be extended or enlarged by reason of Tenant’s inability to exercise such Option because of the provisions of Section 41.4 .

41.6 All of Tenant’s rights under the provisions of an Option shall terminate and be of no further force or effect even after Tenant’s due and timely exercise of such Option if, after such exercise, but prior to the commencement date of the new term, (a) Tenant fails to pay to Landlord a material monetary obligation of Tenant for a period of twenty (20) days after written notice from Landlord to Tenant, (b) Tenant fails to commence to cure a material non-monetary default (other than a material monetary default) within thirty (30) days after the date Landlord gives written notice to Tenant of such default or (c) Tenant has defaulted (beyond applicable notice and cure periods) with respect to either a material monetary obligation or material non-monetary obligation under this Lease two (2) or more times during the Extended Term or Option Term (as applicable).

42. Right of First Refusal . For so long as Tenant continues to lease and occupy one hundred percent (100%) of both the Premises and the Adjacent Building Premises, subject to any other parties’ pre-existing rights (based on written contracts executed prior to the Execution Date) with respect to Available ROFR Premises (as defined below), Tenant shall have a continuing right of first refusal (“ ROFR ”) to lease as to any rentable premises on the second floor of the Building for which Landlord has a specific prospective tenant (“ Available ROFR Premises ”); provided , however, that in no event shall Landlord be required to lease any Available ROFR Premises to

 

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Tenant for any period past the date on which this Lease expires or is terminated pursuant to its terms. To the extent that Landlord renews or extends a then-existing lease with any then-existing tenant of any space, or enters into a new lease with such then-existing tenant, the affected space shall not be deemed to be Available ROFR Premises. In the event Landlord intends to lease Available ROFR Premises to a specific prospective tenant, Landlord shall provide written notice thereof to Tenant (the “ Notice of Offer ”), specifying the terms and conditions of the proposed lease to Tenant of the Available ROFR Premises.

42.1 Within ten (10) Business Days following its receipt of a Notice of Offer, Tenant shall advise Landlord in writing whether Tenant elects to lease all (not just a portion) of the Available ROFR Premises on the terms and conditions set forth in the Notice of Offer. If Tenant fails to notify Landlord of Tenant’s election within such ten (10) Business Day period, then Tenant shall be deemed to have elected not to lease the Available ROFR Premises.

42.2 If Tenant timely notifies Landlord that Tenant elects to lease the Available ROFR Premises on the terms and conditions set forth in the Notice of Offer, then Landlord shall lease the Available ROFR Premises to Tenant upon the terms and conditions set forth in the Notice of Offer.

42.3 If Tenant notifies Landlord that Tenant elects not to lease the Available ROFR Premises on the terms and conditions set forth in the Notice of Offer, or if Tenant fails to notify Landlord of Tenant’s election within the ten (10) Business Day period described above, then Landlord shall have the right to consummate the proposed lease of the Available ROFR Premises on the same terms as set forth in the Notice of Offer following Tenant’s election (or deemed election) not to lease the Available ROFR Premises. If Landlord does not lease the Available ROFR Premises within six (6) months following Tenant’s election (or deemed election) not to lease the Available ROFR Premises, then Tenant’s ROFR shall be fully reinstated with respect to the specific Available ROFR Premises, and Landlord shall not thereafter lease the Available ROFR Premises without first complying with the procedures set forth in this Article 42 .

42.4 Notwithstanding anything in this Article to the contrary, Tenant may not exercise the ROFR during such period of time that Tenant is in default under any provision of this Lease beyond applicable notice and cure periods. Any attempted exercise of the ROFR during a period of time in which Tenant is in default beyond applicable notice and cure provisions shall be void and of no effect. In addition, Tenant shall not be entitled to exercise the ROFR if Tenant has defaulted (beyond applicable notice and cure periods) in the performance of either a material monetary obligation or material non-monetary obligation under this Lease two (2) or more times during the Term or Option Term (as applicable).

42.5 Notwithstanding anything in this Lease to the contrary, Tenant shall not assign or transfer the ROFR to a party other than Tenant’s Affiliate, either separately or in conjunction with an assignment or transfer of Tenant’s interest in the Lease, without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion.

 

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42.6 If Tenant exercises the ROFR, Landlord does not guarantee that the Available ROFR Premises will be available on the anticipated commencement date for the Lease as to such Premises due to a holdover by the then-existing occupants of the Available ROFR Premises or for any other reason beyond Landlord’s reasonable control.

42.7 This ROFR shall remain in effect until the Available ROFR Premises has been leased by Tenant or a third party, or until this Lease has expired, at which time this ROFR shall terminate and be of no force and effect. If the Available ROFR Premises (or any portion thereof) is leased to a third party, and such third party lease subsequently expires or is otherwise terminated, Tenant’s ROFR shall be reinstituted.

43. Right of First Offer . For so long as Tenant continues to lease and occupy one hundred percent (100%) of both the Premises and the Adjacent Building Premises, subject to any other parties’ pre-existing rights (based on written contracts executed prior to the Execution Date) with respect to Available ROFO Premises (as defined below), Tenant shall have a continuing right of first offer (“ ROFO ”) as to any rentable premises on the second floor of the Building for which Landlord is seeking a tenant (“ Available ROFO Premises ”); provided , however, that in no event shall Landlord be required to lease any Available ROFO Premises to Tenant for any period past the date on which this Lease expires or is terminated pursuant to its terms. To the extent that Landlord renews or extends a then-existing lease with any then-existing tenant of any space, or enters into a new lease with such then-existing tenant, the affected space shall not be deemed to be Available ROFO Premises. In the event Landlord intends to market Available ROFO Premises, Landlord shall provide written notice thereof to Tenant, which notice shall include the terms and conditions on which Landlord intends to offer the Available ROFO Premises (the “ Notice of Marketing ”).

43.1 Within ten (10) Business Days following its receipt of a Notice of Marketing, Tenant shall advise Landlord in writing whether Tenant elects to lease all (not just a portion) of the Available ROFO Premises on the terms and conditions set forth in the Notice of Marketing. If Tenant fails to notify Landlord of Tenant’s election within such ten (10) Business Day period, then Tenant shall be deemed to have elected not to lease the Available ROFO Premises.

43.2 If Tenant timely notifies Landlord that Tenant elects to lease all of the Available ROFO Premises on the terms and conditions set forth in the Notice of Marketing, then Landlord shall lease the Available ROFO Premises to Tenant upon the terms and conditions set forth in the Notice of Marketing.

 

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43.3 If (a) Tenant notifies Landlord that Tenant elects not to lease the Available ROFO Premises, or (b) Tenant fails to notify Landlord of Tenant’s election within the ten (10) Business Day period described above, then Landlord shall have the right to consummate a lease of the Available ROFO Premises at base rent and concessions (including without limitation tenant allowances and brokerage commissions) not less than ninety-five percent (95%) of that stated in the Notice of Marketing, if applicable. If Landlord fails to so consummate a lease of the Available ROFO Premises within six (6) months after the date of the Notice of Marketing, then Landlord must again offer the Available ROFO Premises to Tenant pursuant to the terms of this Article prior to leasing the Available ROFO Premises to a third party.

43.4 Notwithstanding anything in this Article to the contrary, Tenant may not exercise the ROFO during such period of time that Tenant is in default under any provision of this Lease beyond applicable notice and cure periods. Any attempted exercise of the ROFO during a period of time in which Tenant is so in default beyond applicable notice and cure periods shall be void and of no effect. In addition, Tenant shall not be entitled to exercise the ROFO if Tenant has defaulted (beyond applicable notice and cure periods) in the performance of either a material monetary obligation or material non-monetary obligation under this Lease two (2) or more times during the Term or Option Term (as applicable).

43.5 Notwithstanding anything in this Lease to the contrary, Tenant shall not assign or transfer the ROFO to a party other than a Tenant’s Affiliate, either separately or in conjunction with an assignment or transfer of Tenant’s interest in the Lease, without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion.

43.6 If Tenant exercises the ROFO, Landlord does not guarantee that the Available ROFO Premises will be available on the anticipated commencement date for the Lease as to such Premises due to a holdover by the then-existing occupants of the Available ROFO Premises or for any other reason beyond Landlord’s reasonable control.

43.7 This ROFO shall remain in effect until the Available ROFO Premises has been leased by Tenant or a third party, or until this Lease has expired, at which time this ROFO shall terminate and be of no force and effect. If the Available ROFO Premises (or any portion thereof) is leased to a third party, and such third party lease subsequently expires or is otherwise terminated, Tenant’s ROFO shall be reinstituted.

45. Sales Tax .

45.1 Retail sales tax otherwise applicable to portions of construction of the Building and Tenant Improvements and other Improvements made or requested by Tenant or Landlord may be eligible for deferral pursuant to RCW 82.63 (the “ Sales Tax Deferral ”) as a result of the uses of the Premises intended by Tenant.

 

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(a) Tenant shall have the option (but not the obligation) to make application with the Washington State Department of Revenue (the “ Revenue Department ”) for the Sales Tax Deferral with respect to the Tenant Improvement work. When the Revenue Department has determined the final amount of the sales tax that Tenant may defer pursuant to the Sales Tax Deferral program, Tenant shall provide Landlord with written notice of such amount.

(b) Landlord shall have the option (but not the obligation) to apply to the Revenue Department for the Sales Tax Deferral with respect to the construction of the Building and other improvements (but not the Tenant Improvements) (“ Landlord Deferral Items ”). When the Revenue Department has determined the final amount of the sales tax that Landlord may defer pursuant to the Sales Tax Deferral program, Landlord shall provide Tenant with written notice of such amount.

The Parties acknowledge that Tenant has received the benefits of the Sales Tax Deferral with respect to the Landlord Deferral Items due to Tenant’s Base Rent obligations being lower than Landlord would have charged Tenant if such benefits were not available.

45.2 Tenant agrees that if a subsequent audit by the Revenue Department determines that (a) because Tenant’s use of the Premises has changed or (b) for any other reason, any of the sales tax previously deferred pursuant to the Sales Tax Deferral is due and owing to the Revenue Department in connection with the Tenant Improvements only (except due to Landlord’s negligent acts or omissions or willful misconduct), Tenant shall pay any amount of sales tax owing (including any penalties and interest thereon) directly to the Revenue Department and provide evidence of such payment to Landlord within ten (10) Business Days following the date Tenant receives notification of any such determination by the Revenue Department; provided that Tenant may conduct a good faith contest of any such determination by the Revenue Department in accordance with appropriate administrative procedures so long as payment of the amount claimed by the Revenue Department is stayed during the conduct of the contest. If Tenant desires to dispute the amount claimed by the Revenue Department to be due but payment of such amount is not stayed during the conduct of the proceedings, Tenant shall pay the amount due but may indicate it is paying such amount under protest.

45.3 Landlord shall reasonably cooperate with and assist Tenant in any application for the Sales Tax Deferral for the Tenant Improvements, and with any of Tenant’s challenges or audits to the Sales Tax Deferral benefit for the Tenant Improvements, all at no cost to Landlord. Landlord shall promptly notify Tenant of any such action of which Landlord becomes aware, and shall promptly forward any correspondence regarding any such challenge or audit to Tenant. Tenant shall have the right to contest or review on its own behalf (but not on Landlord’s behalf) any proceedings regarding the Sales Tax Deferral benefit that may be instituted, either before, during or after the Term. Landlord shall, on a timely basis, execute all reasonably necessary

 

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instruments in connection with any such protest, appeal or other proceedings, at no cost to Landlord. If any proceeding may only be instituted and maintained by Landlord, then Landlord shall do so at Tenant’s cost upon the request of Tenant, with counsel engaged by Tenant and reasonably acceptable to Landlord. Nothing in this Lease imposes any liability on Tenant for the Sales Tax Deferral and subsequent denial or cancellation of same, to the extent the Sales Tax Deferral is related to Landlord’s Improvements or any work or materials within the Project; it being expressly agreed that Tenant’s risk is limited to the Sale Tax Deferral allowed (if at all) for the Tenant Improvements, and that Tenant will have control over the application, audit and appeals process in connection therewith.

45.4 Tenant shall reasonably cooperate with and assist Landlord in any application for the Sales Tax Deferral for the Landlord Deferral Items, all at no cost to Tenant. Landlord and Tenant agree that a requirement of the Sales Tax Deferral is the completion of an initial audit by the Revenue Department confirming the amount to be deferred as well as the completion of an annual survey by the Tenant as required by the Revenue Department in a timely manner. Tenant shall cooperate with the initial audit by the Revenue Department, shall prepare and deliver the annual survey at the appropriate time each year (and shall agree in writing with the Revenue Department to do the same), shall promptly provide all information in connection with such audit or the annual survey and shall execute all truthful documents required to be executed in connection with such audit or the annual survey (as requested by Landlord). Tenant shall promptly notify Landlord if Tenant refuses to execute any such document Landlord requests that Tenant execute, and such notification shall include an explanation for such refusal.

45.5 Tenant shall cooperate with any of Landlord’s challenges or audits to the Sales Tax Deferral benefit for the Landlord Deferral Items at no cost to Tenant. Tenant shall promptly notify Landlord of any such action of which Tenant becomes aware, and shall promptly forward any correspondence regarding any such challenge or audit to Landlord. Landlord shall have the right to contest or review on its own behalf (but not on Tenant’s behalf) any proceedings regarding the Sales Tax Deferral benefit that may be instituted, either before, during or after the Term. Tenant shall, on a timely basis, execute all reasonably necessary instruments in connection with any such protest, appeal or other proceedings, at no cost to Tenant. If any proceeding may only be instituted and maintained by Tenant, then Tenant shall do so at Landlord’s cost upon the request of Landlord, with counsel engaged by Landlord and reasonably acceptable to Tenant.

45.6 Provided Landlord cooperates as required in Section 45.3 above, nothing in this Lease imposes any liability on Landlord for the Sales Tax Deferral and subsequent denial or cancellation of same, to the extent the Sales Tax Deferral is related to Tenant Improvements, it being expressly agreed that Landlord’s risk is limited to the Sales Tax Deferral allowed (if at all) for the Landlord Deferral Items, and that Landlord will have control over the application, audit

 

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and appeals process in connection with the Landlord Deferral Items. Similarly, provided Tenant cooperates as required in Section 45.5 above, nothing in this Lease imposes any liability on Tenant for the Sales Tax Deferral and subsequent denial or cancellation of same, to the extent the Sales Tax Deferral is related to Landlord Deferral Items or other Landlord Improvements, it being expressly agreed that Tenant’s risk is limited to the Sales Tax Deferral allowed (if at all) for the Tenant Improvements, and that Tenant will have control over the application, audit and appeals process in connection with the Tenant Improvements.

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IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the date first above written.

 

LANDLORD :

BMR-500 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

By:

/s/ Kevin M. Simonsen

Name:

Kevin M. Simonsen

Title:

VP, Real Estate Legal

TENANT :

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

By:

/s/ Wayne D. Burns

Name:

Wayne D. Burns

Title:

Sr. VP, Operations & Administration


STATE OF CALIFORNIA }
ss.
COUNTY OF San Diego

On 12/19 , 2014, before me, Fern M. Kissel , a Notary Public in and for said County and State, personally appeared

Kevin M. Simonsen ,

Vice President, Real Estate Legal ,

who proved to me on the basis of, satisfactory evidence to be the person whose name is/are subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature /s/ Fern M. Kissel


STATE OF WASHINGTON )
) ss.
COUNTY OF KING )

On this 22 nd day of December, 2014, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn personally appeared WAYNE BURNS , known to me to be the SVP, OPERATIONS , NANOSTRING TECHNOLOGIES, INC. , the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument.

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document.

WITNESS my hand and official seal hereto affixed the day and year in the certificate above written.

 

/s/ Julia Chandler

Signature

Julia Chandler

Print Name
NOTARY PUBLIC in and for the State of Washington, residing at Seattle.
My commission expires 9-12-18 .


EXHIBIT A-1

PROPERTY

Ground lease estate in the following described premises created by Lease dated as of January 28, 2008 between Nelchina Point Limited Partnership, as ground lessor, and BMR-500 Fairview Avenue LLC, as ground lessee, as evidenced by the Memorandum of Lease dated as of January 28, 2008 recorded in the King County, Washington Land Records on January 28, 2008 as Document Number 20080128000091:

Lots 4, 5 and 6, Block 5, Sorenson’s Addition to the City of Seattle, according to the plat thereof recorded in Volume 1 of plats, page(s) 218, in King County, Washington.


EXHIBIT A-2

PREMISES (EXCLUDING STORAGE SPACE)

 

LOGO


EXHIBIT A-3

STORAGE SPACE

 

LOGO


EXHIBIT B

WORK LETTER

This Work Letter (this “ Work Letter ”) is made and entered into as of the 22 nd day of December, 2014, by and between BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”), and is attached to and made a part of that certain Lease dated of even date herewith (as the same may be amended, amended and restated, supplemented or otherwise modified from time to time, the “ Lease ”), by and between Landlord and Tenant for the Premises located at 500 Fairview Avenue North, Seattle, Washington 98109. All capitalized terms used but not otherwise defined herein shall have the meanings given them in the Lease.

1. General Requirements .

1.1 Authorized Representatives .

(a) Landlord designates, as Landlord’s authorized representative (“ Landlord’s Authorized Representative ”), (i) John Moshy as the person authorized to initial plans, drawings, approvals and to sign change orders pursuant to this Work Letter and (ii) an officer of Landlord as the person authorized to sign any amendments to this Work Letter or the Lease. Tenant shall not be obligated to respond to or act upon any such item until such item has been initialed or signed (as applicable) by the appropriate Landlord’s Authorized Representative. Landlord may change either Landlord’s Authorized Representative upon one (1) Business Day’s prior written notice to Tenant.

(b) Tenant designates Wayne Burns (“ Tenant’s Authorized Representative ”) as the person authorized to initial and sign all plans, drawings, change orders and approvals pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any such item until such item has been initialed or signed (as applicable) by Tenant’s Authorized Representative. Tenant may change Tenant’s Authorized Representative upon one (1) Business Day’s prior written notice to Landlord.

1.2 Schedule . The schedule for design and development of the Tenant Improvements, including the time periods for preparation and review of construction documents, approvals and performance, shall be in accordance with a schedule to be prepared by Tenant (the “ Schedule ”). Tenant shall prepare the Schedule so that it is a reasonable schedule for the completion of the Tenant Improvements. As soon as the Schedule is completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Such Schedule shall be approved or disapproved by Landlord within ten

 

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(10) Business Days after delivery to Landlord. Landlord’s failure to respond within such ten (10) Business Day period shall be deemed approval by Landlord. If Landlord disapproves the Schedule, then Landlord shall notify Tenant in writing of its objections to such Schedule, and the parties shall confer and negotiate in good faith to reach agreement on the Schedule. The Schedule shall be subject to adjustment as mutually agreed upon in writing by the parties, or as provided in this Work Letter.

1.3 Tenant’s Architects, Contractors and Consultants . The architect, engineering consultants, design team, general contractor, general contractor team and subcontractors responsible for the construction of the Tenant Improvements shall be selected by Tenant and approved by Landlord, which approval Landlord shall not unreasonably withhold, condition or delay. Landlord may refuse to use any architects, consultants, contractors, subcontractors or material suppliers that Landlord reasonably believes could cause labor disharmony. All Tenant contracts related to the Tenant Improvements shall provide that Tenant may assign such contracts and any warranties with respect to the Tenant Improvements to Landlord at any time.

1.4 Contractor Requirements .

(a) Tenant shall contractually require its general contractor to comply with and require such general contractor’s subcontractor to comply with, the site safety requirements set forth on Exhibit B-2 attached.

(b) During the construction of the Tenant Improvements, GLY Construction, Inc. (“ Landlord’s Contractor ”) shall be named as an additional insured on a primary and noncontributory basis, on any commercial general liability insurance maintained by Tenant, its general contractor and any subcontractors. Upon a written request from Landlord, Tenant shall deliver to Landlord certificates of insurance evidencing such coverage by Tenant and Tenant’s general contractor and its subcontractors. Similarly, Landlord’s Contractor shall name Tenant as an additional insured on a primary and noncontributory basis on any commercial general liability insurance required under the construction contract between Landlord and Landlord’s Contractor.

(c) Tenant shall require its general contractor and all subcontractors to coordinate their activities in the Building with Landlord’s Contractor, including but not limited to (i) the delivery, offloading, storage, protection, hoisting and distribution of equipment and materials on the site, (ii) participating with Landlord’s Contractor and Landlord in reviewing and coordinating construction schedules, and (iii) coordinating installation in connection with mechanical, electrical, plumbing, fire sprinkler and fire alarm interfaces and services, especially during commissioning and balancing. Landlord shall require Landlord’s Contractor to do the same. Tenant shall require Tenant’s general contractor and subcontractors to cooperate with Landlord’s Contractor in order to avoid unreasonable interference or unreasonable delays with regards to the completion of the Project.

 

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2. Tenant Improvements . All Tenant Improvements shall be performed by Tenant’s contractor, at Tenant’s sole cost and expense (subject to Landlord’s obligations with respect to any portion of the TI Allowance and Test Fit Allowance) in accordance with the Approved Plans (as defined below), the Lease and this Work Letter. If Tenant fails to pay, or is late in paying, any sum due to Landlord under Article 4 of the Lease or this Work Letter, then Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including the right to interest and the right to assess a late charge), and for purposes of any litigation instituted with regard to such amounts the same shall be considered Rent. All material and equipment furnished by Tenant or its contractors as the Tenant Improvements shall be new or “like new;” the Tenant Improvements shall be performed in a first-class, workmanlike manner; and the quality of the Tenant Improvements shall be of a nature and character not less than the Building Standard. Tenant shall take, and shall require its contractors to take, commercially reasonable steps to protect the Premises during the performance of any Tenant Improvements, including covering or temporarily removing any window coverings so as to guard against dust, debris or damage.

2.1 Work Plans . Tenant shall prepare and submit to Landlord for approval (such approval to not be unreasonably withheld, conditioned or delayed) schematics covering the Tenant Improvements prepared in conformity with the applicable provisions of this Work Letter (the “ Draft Schematic Plans ”). The Draft Schematic Plans shall contain sufficient information and detail to accurately describe the proposed design to Landlord and such other information as Landlord may reasonably request. Landlord shall notify Tenant in writing within ten (10) Business Days after receipt of the Draft Schematic Plans whether Landlord approves or objects to the Draft Schematic Plans and of the manner, if any, in which the Draft Schematic Plans are unacceptable. Landlord’s failure to respond within such ten (10) Business Day period shall be deemed approval by Landlord. If Landlord reasonably objects to the Draft Schematic Plans, then Tenant shall revise the Draft Schematic Plans and cause Landlord’s objections to be remedied in the revised Draft Schematic Plans. Tenant shall then resubmit the revised Draft Schematic Plans to Landlord for approval, such approval not to be unreasonably withheld, conditioned or delayed. Landlord’s approval of or objection to revised Draft Schematic Plans and Tenant’s correction of the same shall be in accordance with this Section until Landlord has approved the Draft Schematic Plans in writing or been deemed to have approved them. The iteration of the Draft Schematic Plans that is approved or deemed approved by Landlord without objection shall be referred to herein as the “ Approved Schematic Plans .”

2.2 Construction Plans . Tenant shall prepare final plans and specifications for the Tenant Improvements that (a) are consistent with and are logical evolutions of the Approved Schematic Plans and (b) incorporate any other Tenant-requested (and Landlord-approved) Changes (as defined below). As soon as such final plans and specifications (“ Construction Plans ”) are completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which

 

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approval shall not be unreasonably withheld, conditioned or delayed. Such Construction Plans shall be approved or disapproved by Landlord within ten (10) Business Days after delivery to Landlord. Landlord’s failure to respond within such ten (10) Business Day period shall be deemed approval by Landlord. If the Construction Plans are disapproved by Landlord, then Landlord shall notify Tenant in writing of its objections to such Construction Plans, and the parties shall confer and negotiate in good faith to reach agreement on the Construction Plans. Promptly after the Construction Plans are approved by Landlord and Tenant, two (2) copies of such Construction Plans shall be initialed and dated by Landlord and Tenant, and Tenant shall promptly submit such Construction Plans to all appropriate Governmental Authorities for approval. The Construction Plans so approved, and all change orders specifically permitted by this Work Letter, are referred to herein as the “ Approved Plans .”

2.3 Changes to the Tenant Improvements . Any changes to the Approved Plans (each, a “ Change ”) shall be requested and instituted in accordance with the provisions of this Article 2 and shall be subject to the written approval of the non-requesting party in accordance with this Work Letter.

(a) Change Request . Either Landlord or Tenant may request Changes after Landlord approves the Approved Plans by notifying the other party thereof in writing in substantially the same form as the AIA standard change order form (a “ Change Request ”), which Change Request shall detail the nature and extent of any requested Changes, including (i) the Change, (ii) the party required to perform the Change and (iii) any modification of the Approved Plans and the Schedule, as applicable, necessitated by the Change. If the nature of a Change requires revisions to the Approved Plans, then the requesting party shall be solely responsible for the cost and expense of such revisions and any increases in the cost of the Tenant Improvements as a result of such Change; provided that if Tenant requests the Change, then Tenant may utilize the TI Allowance. Change Requests shall be signed by the requesting party’s Authorized Representative.

(b) Approval of Changes . All Change Requests shall be subject to the other party’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. The non-requesting party shall have five (5) Business Days after receipt of a Change Request to notify the requesting party in writing of the non-requesting party’s decision either to approve or object to the Change Request. The non-requesting party’s failure to respond within such five (5) Business Day period shall be deemed approval by the non-requesting party.

2.4 Preparation of Estimates . Tenant shall, before proceeding with any Change, using its best efforts, prepare as soon as is reasonably practicable (but in no event more than seven (7) Business Days after delivering a Change Request to Landlord or receipt of a Change Request) an estimate of the increased costs or savings that would result from such Change, as well as an

 

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estimate on such Change’s effects on the Schedule. Landlord shall have five (5) Business Days after receipt of such information from Tenant to (a) in the case of a Tenant-initiated Change Request, approve or reject such Change Request in writing, or (b) in the case of a Landlord-initiated Change Request, notify Tenant in writing of Landlord’s decision either to proceed with or abandon the Landlord-initiated Change Request.

3. Completion of Tenant Improvements . Tenant, at its sole cost and expense (except for the TI Allowance and the Test Fit Allowance), shall perform and complete the Tenant Improvements in all respects (a) in substantial conformance with the Approved Plans, (b) otherwise in compliance with provisions of the Lease and this Work Letter and (c) in accordance with Applicable Laws, the requirements of Tenant’s insurance carriers, the requirements of Landlord’s insurance carriers (to the extent Landlord provides its insurance carriers’ requirements to Tenant prior to the signing of a contract with the general contractor) and the board of fire underwriters having jurisdiction over the Premises. “ Substantial Completion ” shall be deemed to have occurred upon Tenant’s providing the following to Landlord: (i) evidence reasonably satisfactory to Landlord that the Tenant Improvements have been paid for in full, which shall be evidenced by the architect’s certificate of completion and the general contractor’s and each subcontractor’s and material supplier’s final unconditional waivers and releases of liens, each in a form reasonably acceptable to Landlord; provided, however, with respect to subcontractors and material suppliers providing less than $50,000 in the aggregate of labor, materials or services, Tenant shall not be required to provide lien waivers and releases so long as the total amount of the unpaid labor, services and materials for all subcontractors for which no lien releases have been obtained, is less than $50,000 in the aggregate, (ii) a certificate of occupancy for the Premises issued by the City of Seattle, (iii) a Certificate of Substantial Completion in the form of the American Institute of Architects document G704 or other reasonable form, executed by the project architect and the general contractor, (iv) any and all liens related to the Tenant Improvements have either been discharged of record (by payment, bond, order of a court of competent jurisdiction or otherwise) or waived by the party filing such lien, (v) an affidavit from Tenant’s architect certifying that all work performed in, on or about the Premises is substantially in accordance with the Approved Plans, (vi) a complete “as built” drawing print sets, project specifications and shop drawings and electronic CADD files on disc (showing the Tenant Improvements as an overlay on the Building “as built” plans ( provided that Landlord provides the Building “as-built” plans provided to Tenant) of all contract documents for work performed by their architect and engineers in relation to the Tenant Improvements, (vii) a commissioning report prepared by a licensed, qualified commissioning agent hired by Tenant and reasonably acceptable to Landlord for all new or affected mechanical, electrical and plumbing systems, and (viii) such other “close out” materials as Landlord reasonably requests consistent with Landlord’s own requirements for its contractors, such as copies of manufacturers’ warranties, operation and maintenance manuals and the like.

 

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4. Insurance .

4.1 Property Insurance . At all times during the period beginning with commencement of construction of the Tenant Improvements and ending with final completion of the Tenant Improvements, Tenant shall maintain, or cause to be maintained (in addition to the insurance required of Tenant pursuant to the Lease), property insurance coverage with respect to the general contractor’s and any subcontractors’ machinery, tools and equipment. Coverage shall be carried on a primary basis by such general contractor or the applicable subcontractor(s). Tenant agrees to pay any deductible, and Landlord is not responsible for any deductible, for a claim under such insurance, except to the extent caused by Landlord’s negligence or intentional misconduct. Tenant shall use reasonable efforts to require that such property insurance shall contain an express waiver of any right of subrogation by the insurer against Landlord and the Landlord Parties, and shall name Landlord and its affiliates as loss payees as their interests may appear.

4.2 Workers’ Compensation Insurance . At all times during the period of construction of the Tenant Improvements, Tenant shall, or shall cause its contractors or subcontractors to, maintain statutory workers’ compensation insurance as required by Applicable Laws.

5. Liability . Except to the extent caused by Landlord’s negligence or intentional misconduct or covered by property insurance actually carried by Landlord (or that would have been covered by Landlord’s property insurance had Landlord carried the property insurance required under the Lease), Tenant assumes sole responsibility and liability for any and all injuries or the death of any persons, including Tenant’s contractors and subcontractors and their respective employees, agents and invitees, and for any and all damages to property caused by, resulting from or arising out of any act or omission on the part of Tenant, Tenant’s contractors or subcontractors, or their respective employees, agents and invitees in the prosecution of the Tenant Improvements. Tenant agrees to indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against all Claims due to, because of or arising out of any and all such injuries, death or damage, whether real or alleged, and Tenant and Tenant’s contractors and subcontractors shall assume and defend at their sole cost and expense all such Claims; provided , however , that nothing contained in this Work Letter shall be deemed to indemnify or otherwise hold Landlord harmless from or against liability caused by Landlord’s negligence or willful misconduct. Any deficiency in design or construction of the Tenant Improvements shall be solely the responsibility of Tenant, notwithstanding the fact that Landlord may have approved of the same in writing.

 

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6. TI Allowance .

6.1 Application of Test Fit Allowance and TI Allowance . Landlord shall contribute the Test Fit Allowance towards the cost of a test fit plan for the Premises, and Landlord shall contribute the TI Allowance toward the costs and expenses incurred in connection with the performance of the Tenant Improvements, all in accordance with Article 4 of the Lease. Subject to Tenant’s TI Allowance Reallocation Right, if the entire Test Fit Allowance is not applied toward the cost of the test fit plan, or if the entire TI Allowance is not applied toward or reserved for the costs of the Tenant Improvements, then Tenant shall not be entitled to a credit of such unused portion of the Test Fit Allowance or the TI Allowance. Tenant may apply the Test Fit Allowance for the payment of the test fit plan costs and may apply the TI Allowance for the payment of construction and other costs, in accordance with the terms and provisions of the Lease.

6.2 Approval of Budget for the Tenant Improvements . Notwithstanding anything to the contrary set forth elsewhere in this Work Letter or the Lease, Landlord shall not have any obligation to expend any portion of the TI Allowance until Landlord and Tenant shall have approved in writing the budget for the Tenant Improvements (the “ Approved Budget ”). Prior to Landlord’s approval of the Approved Budget, Tenant shall pay all of the costs and expenses incurred in connection with the Tenant Improvements as they become due. Landlord shall not be obligated to reimburse Tenant for costs or expenses relating to the Tenant Improvements that exceed the amount of the TI Allowance. Landlord shall not unreasonably withhold, condition or delay its approval of any budget for Tenant Improvements that is proposed by Tenant.

6.3 Fund Requests .

(a) Test Fit Allowance . Upon submission by Tenant to Landlord of an itemized invoice for the test fit plan costs, then Landlord shall, within thirty (30) days following receipt of such invoice, pay to the applicable architect the amount of the test fit plan costs, up to the amount of the Test Fit Allowance.

(b) TI Allowance . Tenant may periodically (but no more frequently than monthly) submit written requests for disbursements of the TI Allowance. Each request for funding (a “ Fund Request ”) shall include the following: (i) the total amount of the TI Allowance requested, (ii) a summary of the Tenant Improvements performed using AIA standard form Application for Payment (G 702) executed by the general contractor and by the architect or other reasonable form, (iii) invoices from the general contractor, the architect, and any subcontractors, material suppliers and other parties requesting payment with respect to the amount of the TI Allowance then being requested, (iv) unconditional lien releases from the general contractor and each subcontractor and material supplier with respect to previous payments made by either Landlord or Tenant for the Tenant Improvements in a form reasonably acceptable to Landlord

 

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and complying with Applicable Laws and (v) conditional lien releases from the general contractor and each subcontractor and material supplier with respect to the Tenant Improvements performed that correspond to the Fund Request, each in a form reasonably acceptable to Landlord and complying with Applicable Laws; provided, however, for purposes of clauses (iv) and (v) above, with respect to subcontractors and material suppliers providing less than $50,000 in the aggregate of labor, materials or services, Tenant shall not be required to provide lien releases so long as the total amount of the unpaid labor, services and materials for all subcontractors for which no lien releases have been obtained, is less than $50,000 in the aggregate. Within thirty (30) days following receipt by Landlord of a Fund Request and the accompanying materials required by this Section, Landlord shall pay to (as elected by Tenant) the applicable contractors, subcontractors and material suppliers or Tenant the amount of Tenant Improvement costs set forth in such Fund Request; provided , however, that Landlord shall not be obligated to make any payments under this Section until the budget for the Tenant Improvements is approved in accordance with Section 6.2 , and any Fund Request under this Section shall be subject to the payment limits set forth in Section 6.2 above and Article 4 of the Lease.

6.4 Accrual Information . In addition to the other requirements of this Section 6 , Tenant shall, no more often than once every calendar quarter during construction of the Tenant Improvements, provide Landlord with a written summary of all work performed by Tenant or its agents, employees or contractors for which a Fund Request has not yet been issued to Landlord, including the following: the amount that Tenant will seek from Landlord related to such work and the dates on which such work was performed. Such information shall be provided to Landlord within ten (10) Business Days after Landlord’s request therefor.

7. Miscellaneous .

7.1 Incorporation of Lease Provisions . Sections 17.1 through 17.3 , Section  17.5 , Sections 17.7 through 17.10 , and Sections 40.61 through 40.20 of the Lease are incorporated into this Work Letter by reference, and shall apply to this Work Letter in the same way that they apply to the Lease.

7.2 General . Except as otherwise set forth in the Lease or this Work Letter, this Work Letter shall not apply to improvements performed in any additional premises added to the Premises at any time or from time to time, whether by any options under the Lease or otherwise; or to any portion of the Premises or any additions to the Premises in the event of a renewal or extension of the original Term, whether by any options under the Lease or otherwise, unless the Lease or any amendment or supplement to the Lease expressly provides that such additional premises are to be delivered to Tenant in the same condition as the initial Premises.

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IN WITNESS WHEREOF, Landlord and Tenant have executed this Work Letter to be effective on the date first above written.

 

LANDLORD :

BMR-500 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

By:

/s/ Kevin M. Simonsen

Name:

Kevin M. Simonsen

Title:

VP, Real Estate Legal

TENANT :

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

By:

/s/ Wayne D. Burns

Name:

Wayne D. Burns

Title:

Sr. VP, Operations & Administration

 

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EXHIBIT B-1

TENANT WORK INSURANCE SCHEDULE

Tenant shall be responsible for requiring all of Tenant contractors doing construction or renovation work to purchase and maintain such insurance as shall protect it from the claims set forth below which may arise out of or result from any Tenant Work whether such Tenant Work is completed by Tenant or by any Tenant contractors or by any person directly or indirectly employed by Tenant or any Tenant contractors, or by any person for whose acts Tenant or any Tenant contractors may be liable:

1. Claims under workers’ compensation, disability benefit and other similar employee benefit acts which are applicable to the Tenant Work to be performed.

2. Claims for damages because of bodily injury, occupational sickness or disease, or death of employees under any applicable employer’s liability law.

3. Claims for damages because of bodily injury, or death of any person other than Tenant’s or any Tenant contractors’ employees.

4. Claims for damages insured by usual personal injury liability coverage which are sustained (a) by any person as a result of an offense directly or indirectly related to the employment of such person by Tenant or any Tenant contractors or (b) by any other person.

5. Claims for damages, other than to the Tenant Work itself, because of injury to or destruction of tangible property, including loss of use therefrom.

6. Claims for damages because of bodily injury or death of any person or property damage arising out of the ownership, maintenance or use of any motor vehicle.

Tenant contractors’ Commercial General Liability Insurance shall include premises/operations (including explosion, collapse and underground coverage if such Tenant Work involves any underground work), elevators, independent contractors, products and completed operations, and blanket contractual liability on all written contracts, all including broad form property damage coverage.

 

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Tenant contractors’ Commercial General, Automobile, Employers and Umbrella Liability Insurance shall be written for not less than limits of liability as follows:

 

a.      Commercial General Liability:

Bodily Injury and Property Damage

Commercially reasonable amounts, but in any event no less than $1,000,000 per occurrence and $2,000,000 general aggregate, with $2,000,000 products and completed operations aggregate.

b.      Commercial Automobile Liability:

Bodily Injury and Property Damage

$1,000,000 per accident

c.      Employer’s Liability:

Each Accident

$500,000

Disease – Policy Limit

$500,000

Disease – Each Employee

$500,000

d.      Umbrella Liability:

Bodily Injury and Property Damage

Commercially reasonable amounts (excess of coverages a, b and c above), but in any event no less than $5,000,000 per occurrence / aggregate.

All subcontractors for Tenant contractors shall carry the same coverages and limits as specified above, unless different limits are reasonably approved by Landlord. The foregoing policies shall contain a provision that coverages afforded under the policies shall not be canceled or not renewed until at least thirty (30) days’ prior written notice has been given to the Landlord. Certificates of insurance including required endorsements showing such coverages to be in force shall be filed with Landlord prior to the commencement of any Tenant Work and prior to each renewal. Coverage for completed operations must be maintained for the lesser of ten (10) years and the applicable statue of repose following completion of the Tenant Work, and certificates evidencing this coverage must be provided to Landlord. The minimum A.M. Best’s rating of each insurer shall be A- VII. Landlord and its mortgagees shall be named as an additional insureds under Tenant contractors’ Commercial General Liability, Commercial Automobile Liability and Umbrella Liability Insurance policies as respects liability arising from work or operations performed, or ownership, maintenance or use of autos, by or on behalf of such contractors. Each contractor and its insurers shall provide waivers of subrogation with respect to any claims covered or that should have been covered by valid and collectible insurance, including any deductibles or self-insurance maintained thereunder.

 

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If any contractor’s work involves the handling or removal of asbestos (as determined by Landlord in its sole and absolute discretion), such contractor shall also carry Pollution Legal Liability insurance. Such coverage shall include bodily injury, sickness, disease, death or mental anguish or shock sustained by any person; property damage, including physical injury to or destruction of tangible property (including the resulting loss of use thereof), clean-up costs and the loss of use of tangible property that has not been physically injured or destroyed; and defense costs, charges and expenses incurred in the investigation, adjustment or defense of claims for such damages. Coverage shall apply to both sudden and non-sudden pollution conditions including the discharge, dispersal, release or escape of smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants, contaminants or pollutants into or upon land, the atmosphere or any watercourse or body of water. Claims-made coverage is permitted, provided the policy retroactive date is continuously maintained prior to the Term Commencement Date, and coverage is continuously maintained during all periods in which Tenant occupies the Premises. Coverage shall be maintained with limits of not less than $1,000,000 per incident with a $2,000,000 policy aggregate.

 

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EXHIBIT B-1

SITE SAFETY REQUIREMENTS

HOME OFFICE

200 112 th Ave NE #300 (98004)

Post Office Box 6728

Bellevue, WA 98008-0728

425.451.8877 (p)

425.453.5680 (f)

PROJECT OVERVIEW

 

Project Description Poured in place commercial office building including 7 floors above grade & 3 below grade.
General Contractor. GLY Construction, Inc.
PO Box 8728
Bellevue, WA 98008-0728
425.451.8877
Developer/Owner: BMR-500 Fairview Ave LLC
17190 Bernardo Center Drive
San Diego, CA 92128
Architect: ZGF Architects LLP
925 4 th Ave STE 2400
Seattle, WA 98104

 

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CODE OF CONDUCT

Management has no desire to impose unjust or unreasonable rules on employees. There are certain standards of behavior in which common sense is required of all workers. Conduct Including, but not limited to, will not be tolerated and could lead to removal from the jobsite.

 

  Insubordination

 

  Failure to observe safety rules

 

  Failure to use or wear PPE

 

  Fighting on the project premises

 

  Leaving the workplace without your supervisor’s knowledge

 

  Foul language

 

  Use of drugs and/or alcohol

Personal cell phone use shall be restricted to breaks and lunch. Use of personal cell phones other than during lunch and breaks may lead to removal from site.

SAFETY ON OUR JOBSITE IS VITAL

Owner’s Vendors, Contractors, Subcontractors, Subcontractor’s sub-tier subcontractors and their respective employees, shall take all reasonable and necessary safety precautions pertaining to Work and the conduct thereof, including, but not limited to, compliance with all applicable laws, ordinances, rules, regulations and orders issued by public authority, whether federal, state, local, OSHA, DOSH or other State or Federal regulatory agency, and any safety measure requested in good faith by Contractor, including, but not limited to, substance abuse testing (but only to the extent permitted by and in compliance with all applicable laws), and all laws or regulations that Incorporate ASME standards and definitions relating to crane operations.

PERSONAL PROTECTIVE EQUIPMENT (PPE)

Mandatory PPE required for this Project include the following:

 

    Hard hats

 

    Safety glasses

 

    Gloves & sleeves during all demo

 

    Protective shoes with hard soles and/or rubber boots

 

    Hi-visibility safety vests

 

    Hearing protection (when necessary)

 

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Personal Protective Equipment should be maintained and properly stored at all times; report defective or unsafe equipment to your Supervisor immediately for replacement.

ACCIDENT AND INJURY REPORTING

All workers must report the following to his/her immediate Supervisor as soon as possible:

 

    Injury to employees or the public

 

    Any exposure to blood or bodily fluids that might have occurred

 

    Property damage. fire, or any other accident, Injury or similar event.

This applies even when a visit to the doctor’s office is not involved. If medical treatment is required, the workers must notify the GLY SUPERINTENDENT, FOREMAN and SAFETY MANAGER prior to receiving medical treatment.

Workers must report all of the above and all near miss & close call incidents immediately to a GLY Supervisor

WORK SITE SAFETY RULES

 

1. Accidents or injuries, regardless of their nature, will be reported to GLY for immediate attention.

 

2. Projecting nails will be turned down or removed from lumber by all employees responsible for eliminating this hazard.

 

3. Hard hat and eye protection must be worn at all limes.

 

4. Appropriate Personal Protective Equipment will be worn at all times.

 

5. Extension cords will be routed in a manner that does not affect main corridors or emergency exits in order to avoid trip hazards.

 

6. Floor openings will be guarded on all sides, except stair openings, by a standard railing and toe board or substantial cover.

 

7. Scaffolding will be constructed of metal or scaffold grade lumber. All platforms greater than 4’ above ground will have standard guardrails and toe boards on all open sides and ends. Baker type scaffolds included.

 

8. Ladders will be in good condition and supplied in sizes in order to avoid working from the top two steps of the ladder.

 

9. Hand tools will be maintained in a safe condition and used by authorized personnel only.

 

10. Power tools will be maintained in a safe condition and used by authorized personnel only.

 

11. Electric power tools will be grounded, or of the double insulated type. Extension cords that utilize existing power outlets will have a GFI protected device between outlet and extension cord.

 

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12. Use of medications and/or controlled substances which endangers an employee’s ability to maintain a safe environment, is prohibited.

 

13. Use of alcohol, marijuana or illegal drugs is prohibited and can lead to removal from the jobsite.

 

14. The jobsite will not tolerate any horseplay or fighting.

 

15. Smoking is permitted in authorized locations only. This is a non-smoking site.

 

16. For back safety, please exercise care when filling. Bend knees to lift safely.

 

17. As conditions develop, cleanup is expected to avoid unsafe conditions.

 

18. Review evacuation plan weekly OR as conditions change.

 

19. All floor prep procedures must be reviewed and approved by onsite GLY Supervisor prior to initiating work. Positive exhaust will be implemented.

 

20. Proper ventilation will be implemented as required.

 

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EXHIBIT C

ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE

AND TERM EXPIRATION DATE

THIS ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE AND TERM EXPIRATION DATE is entered into as of [            ], 20[    ], with reference to that certain Lease (the “ Lease ”) dated as of [            ], 20[    ], by NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”), in favor of BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”). All capitalized terms used herein without definition shall have the meanings ascribed to them in the Lease.

Tenant hereby confirms the following

1. Tenant accepted possession of the Premises for use in accordance with the Permitted Use on [            ], 20[    ]. Tenant first occupied the Premises for the Permitted Use on [            ], 20[    ].

2. To the best of Tenant’s knowledge, the Premises are in good order, condition and repair.

3. The Tenant Improvements are Substantially Complete.

4. To the best of Tenant’s knowledge, all conditions of the Lease to be performed by Landlord as a condition to the full effectiveness of the Lease have been satisfied, and Landlord has fulfilled all of its duties in the nature of inducements offered to Tenant to lease the Premises that are to be fulfilled on or before the Term Commencement Date.

5. In accordance with the provisions of Article 4 of the Lease, the Term Commencement Date is [            ], 20[    ], and, unless the Lease is terminated prior to the Term Expiration Date pursuant to its terms, the Term Expiration Date shall be [            ], 20[    ] .

6. The Lease is in full force and effect, and the same represents the entire agreement between Landlord and Tenant concerning the Premises[, except [                    ]].

7. To the best of Tenant’s knowledge, Tenant has no existing defenses against the enforcement of the Lease by Landlord, and there exist no offsets or credits against Rent owed or to be owed by Tenant.

 

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8. The obligation to pay Rent is presently in effect and all Rent obligations on the part of Tenant under the Lease commenced to accrue on [            ], 20[    ], with Base Rent payable on the dates and amounts set forth in the chart below:

 

Dates

   Approximate
Square Feet
of Rentable
Area*
   Base Rent per Square
Foot of Rentable Area
     Monthly
Base Rent
     Annual Base
Rent
 

Months 1 - 3

   [19,927]     
 
Abated in accordance
with  Section 7.1  below
  
  
   $ [0.00    $ [1,031,222.25

Months 4 - 12

   [19,927]    $ 51.75 annually       $ [85,935.19   

9. The undersigned Tenant has not made any prior assignment, transfer, hypothecation or pledge of the Lease or of the rents thereunder or sublease of the Premises or any portion thereof.

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

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IN WITNESS WHEREOF, Tenant has executed this Acknowledgment of Term Commencement Date and Term Expiration Date as of the date first written above.

 

TENANT:

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

By:

 

Name:

 

Title:

 

 

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EXHIBIT D

TI ALLOWANCE REALLOCATION AGREEMENT

THIS TI ALLOWANCE REALLOCATION AGREEMENT (this “ Agreement ”) is entered into as of this      day of December, 2014, by and between BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ Landlord ”), BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“ 530 Landlord ”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“Tenant”), and is attached to and made a part of that certain Lease dated of even date herewith (as the same may be amended, amended and restated, supplemented or otherwise modified from time to time, the “ Lease ”), by and between Landlord and Tenant for the Premises located at 500 Fairview Avenue North, Seattle, Washington 98109. All capitalized terms used but not otherwise defined herein shall have the meanings given them in the Lease.

RECITALS

A. WHEREAS, pursuant to the Lease, Landlord has agreed to contribute a tenant improvement allowance in the amount of Two Million Five Hundred Ninety Thousand Five Hundred Ten and No/100 Dollars ($2,590,510.00) (the “ TI Allowance ”) to be used for the construction of certain tenant improvements (the “ Tenant Improvements ”) in the Premises by Tenant; and

B. WHEREAS, pursuant to the Adjacent Building Lease Amendment, 530 Landlord has agreed to contribute a tenant improvement allowance in the amount of One Million Eighty-Eight Thousand Forty and No/100 Dollars ($1,088,040.00) (the “ 530 TI Allowance ”) to be used for the construction of the 530 Tenant Improvements in the Adjacent Building Premises by Tenant; and

C. WHEREAS, Tenant has requested, and Landlord and 530 Landlord have agreed to grant to Tenant, the TI Allowance Reallocation Right, on the terms and conditions set forth in the Lease and in this Agreement.

 

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AGREEMENT

NOW, THEREFORE, Landlord, 530 Landlord and Tenant, in consideration of the Recitals set forth above which are incorporated herein by this reference, and in consideration of mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows:

1. Reallocation of TI Allowance . If the cost of the 530 Tenant Improvements exceeds the amount of the 530 TI Allowance, then Tenant shall have the right (the “ TI Allowance Reallocation Right ”) to reallocate a portion of any unused TI Allowance to pay such excess cost of the 530 Tenant Improvements up to three (3) times (subject to the limitations set forth in the Adjacent Building Lease Amendment), provided , however , that all of the following conditions must be satisfied at the time that Tenant exercises the TI Allowance Relocation Right:

(a) Tenant shall have expended all of the 530 TI Allowance;

(b) Tenant shall have delivered to Landlord, no later than the TI Deadline, a written request to reallocate a portion of the unused TI Allowance to pay the remaining cost to complete the construction of the 530 Tenant Improvements, setting forth the amount of the TI Allowance that Tenant desires to reallocate (the “ Reallocated TI Allowance Amount ”); and

(c) Tenant shall not be in default beyond any applicable notice and cure periods under either the Lease or the Adjacent Building Lease.

2. Effect of TI Allowance Reallocation . Immediately upon Tenant’s exercise of the TI Allowance Reallocation Right in accordance with Section 1 above, (a) the TI Allowance shall be reduced by the Reallocated TI Allowance Amount, and Landlord shall have no further obligation to fund the Reallocated TI Allowance Amount for the performance of the Tenant Improvements, and (b) the 530 TI Allowance shall be increased by the Reallocated TI Allowance Amount, and 530 Landlord shall be obligated to disburse the Reallocated TI Allowance Amount to pay the cost of the 530 Tenant Improvements in accordance with and subject to the limitations of the Adjacent Building Lease.

3. Time of the Essence . Time shall be of the essence with respect to Tenant’s exercise of the TI Allowance Reallocation Right. Tenant acknowledges that it would be inequitable to require Landlord to accept any exercise of the TI Allowance Reallocation Right after the TI Deadline. The period of time within which Tenant may exercise the TI Allowance Reallocation Right shall not be extended or enlarged by reason of Tenant’s inability to exercise the TI Allowance Reallocation Right due to a failure of any of the conditions set forth in Section 1 above.

4. Incorporation of Lease Provisions . Sections 40.6 through 40.19 of the Lease are incorporated into this Agreement by reference, and shall apply to this Agreement in the same way that they apply to the Lease.

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 

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IN WITNESS WHEREOF, Landlord, 530 Landlord and Tenant have executed this Agreement to be effective on the date first above written.

 

LANDLORD :

BMR-500 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

By:

 

Name:

 

Title:

 

530 LANDLORD :

BMR-530 FAIRVIEW AVENUE LLC,

a Delaware limited liability company

By:

 

Name:

 

Title:

 

TENANT :

NANOSTRING TECHNOLOGIES, INC.,

a Delaware corporation

By:

 

Name:

 

Title:

 

 

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EXHIBIT E

FORM OF LETTER OF CREDIT

[On letterhead or L/C letterhead of Issuer]

LETTER OF CREDIT

Date:             , 20    

BMR-500 Fairview Avenue LLC (the “ Beneficiary ”)

17190 Bernardo Center Drive

San Diego, California 92128

Attention: Real Estate Legal

L/C. No.                     

Loan No.                     

Ladies and Gentlemen:

We establish in favor of Beneficiary our irrevocable and unconditional Letter of Credit numbered as identified above (the “ L/C ”) for an aggregate amount of $        , expiring at     :00 p.m. on                      or, if such day is not a Banking Day, then the next succeeding Banking Day (such date, as extended from time to time, the “ Expiry Date ”). “ Banking Day ” means a weekday except a weekday when commercial banks in                      are authorized or required to close.

We authorize Beneficiary to draw on us (the “ Issuer ”) for the account of                      (the “ Account Party ”), under the terms and conditions of this L/C.

Funds under this L/C are available by presenting the following documentation (the “ Drawing Documentation ”): (a) the original L/C and (b) a sight draft substantially in the form of Attachment 1 , with blanks filled in and bracketed items provided as appropriate. No other evidence of authority, certificate, or documentation is required.

Drawing Documentation must be presented at Issuer’s office at                      on or before the Expiry Date by personal presentation, courier or messenger service, or fax. Presentation by fax shall be effective upon electronic confirmation of transmission as evidenced by a printed report from the sender’s fax machine. After any fax presentation, but not as a condition to its effectiveness, Beneficiary shall with reasonable promptness deliver the original Drawing Documentation by any other means. Issuer will on request issue a receipt for Drawing Documentation.

 

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We agree, irrevocably, and irrespective of any claim by any other person, to honor drafts drawn under and in conformity with this L/C, within the maximum amount of this L/C, presented to us on or before the Expiry Date, provided we also receive (on or before the Expiry Date) any other Drawing Documentation this L/C requires.

We shall pay this L/C only from our own funds by check or wire transfer, in compliance with the Drawing Documentation.

If Beneficiary presents proper Drawing Documentation to us on or before the Expiry Date, then we shall pay under this L/C at or before the following time (the “ Payment Deadline ”): (a) if presentment is made at or before noon of any Banking Day, then the close of such Banking Day; and (b) otherwise, the close of the next Banking Day. We waive any right to delay payment beyond the Payment Deadline. If we determine that Drawing Documentation is not proper, then we shall so advise Beneficiary in writing, specifying all grounds for our determination, within one Banking Day after the Payment Deadline.

Partial drawings are permitted. This L/C shall, except to the extent reduced thereby, survive any partial drawings.

We shall have no duty or right to inquire into the validity of or basis for any draw under this L/C or any Drawing Documentation. We waive any defense based on fraud or any claim of fraud.

The Expiry Date shall automatically be extended by one year (but never beyond                      (the “ Outside Date ”)) unless, on or before the date 90 days before any Expiry Date, we have given Beneficiary notice that the Expiry Date shall not be so extended (a “ Nonrenewal Notice ”). We shall promptly upon request confirm any extension of the Expiry Date under the preceding sentence by issuing an amendment to this L/C, but such an amendment is not required for the extension to be effective. We need not give any notice of the Outside Date.

Beneficiary may from time to time without charge transfer this L/C, in whole but not in part, to any transferee (the “ Transferee ”). Issuer shall look solely to Account Party for payment of any fee for any transfer of this L/C. Such payment is not a condition to any such transfer. Beneficiary or Transferee shall consummate such transfer by delivering to Issuer the original of this L/C and a Transfer Notice substantially in the form of Attachment 2 , purportedly signed by Beneficiary, and designating Transferee. Issuer shall promptly reissue or amend this L/C in favor of Transferee as Beneficiary. Upon any transfer, all references to Beneficiary shall automatically refer to Transferee, who may then exercise all rights of Beneficiary. Issuer expressly consents to any transfers made from time to time in compliance with this paragraph.

 

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Any notice to Beneficiary shall be in writing and delivered by hand with receipt acknowledged or by overnight delivery service such as FedEx (with proof of delivery) at the above address, or such other address as Beneficiary may specify by written notice to Issuer. A copy of any such notice shall also be delivered, as a condition to the effectiveness of such notice, to:                      (or such replacement as Beneficiary designates from time to time by written notice).

No amendment that adversely affects Beneficiary shall be effective without Beneficiary’s written consent.

This L/C is subject to and incorporates by reference: (a) the International Standby Practices 98 (“ ISP 98 ”); and (b) to the extent not inconsistent with ISP 98, Article 5 of the Uniform Commercial Code of the State of New York.

 

Very truly yours,
[Issuer Signature]

 

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ATTACHMENT 1 TO EXHIBIT D

FORM OF SIGHT DRAFT

[B ENEFICIARY L ETTERHEAD ]

TO:

[Name and Address of Issuer]

SIGHT DRAFT

AT SIGHT, pay to the Order of                     , the sum of                      United States Dollars ($        ). Drawn under [Issuer] Letter of Credit No.                      dated                     .

[Issuer is hereby directed to pay the proceeds of this Sight Draft solely to the following account:                     .]

[Name and signature block, with signature or purported signature of Beneficiary]

Date:                     

 

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ATTACHMENT 2 TO EXHIBIT D

FORM OF TRANSFER NOTICE

[B ENEFICIARY L ETTERHEAD ]

TO:

[Name and Address of Issuer] (the “ Issuer ”)

TRANSFER NOTICE

By signing below, the undersigned, Beneficiary (the “ Beneficiary ”) under Issuer’s Letter of Credit No.                      dated                      (the “ L/C ”), transfers the L/C to the following transferee (the “ Transferee ”):

[Transferee Name and Address]

The original L/C is enclosed. Beneficiary directs Issuer to reissue or amend the L/C in favor of Transferee as Beneficiary. Beneficiary represents and warrants that Beneficiary has not transferred, assigned, or encumbered the L/C or any interest in the L/C, which transfer, assignment, or encumbrance remains in effect.

[Name and signature block, with signature or purported signature of Beneficiary]

 

Date:

 

 

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EXHIBIT F

RULES AND REGULATIONS

NOTHING IN THESE RULES AND REGULATIONS (“ RULES AND REGULATIONS ”) SHALL SUPPLANT ANY PROVISION OF THE LEASE. IN THE EVENT OF A CONFLICT OR INCONSISTENCY BETWEEN THESE RULES AND REGULATIONS AND THE LEASE, THE LEASE SHALL PREVAIL.

1. No Tenant Party shall encumber or obstruct the common entrances, lobbies, elevators, sidewalks and stairways of the Building(s) or the Project or use them for any purposes other than ingress or egress to and from the Building(s) or the Project.

2. Except as specifically provided in the Lease, no sign, placard, picture, advertisement, name or notice shall be installed or displayed on any part of the outside of the Premises or the Building(s) without Landlord’s prior written consent. Landlord shall have the right to remove, at Tenant’s sole cost and expense and without notice, any sign installed or displayed in violation of this rule.

3. If Landlord objects in writing to any curtains, blinds, shades, screens, hanging plants or other similar objects attached to or used in connection with any window or door of the Premises or placed on any windowsill, and (a) such window, door or windowsill is visible from the exterior of the Premises and (b) such curtain, blind, shade, screen, hanging plant or other object is not included in plans approved by Landlord, then Tenant shall promptly remove such curtains, blinds, shades, screens, hanging plants or other similar objects at its sole cost and expense.

4. No deliveries shall be made that impede or interfere with other tenants in or the operation of the Project. Movement of furniture, office equipment or any other large or bulky material(s) through the Common Area shall be restricted to such hours as Landlord may designate and shall be subject to reasonable restrictions that Landlord may impose.

5. Tenant shall not place a load upon any floor of the Premises that exceeds the load per square foot that (a) such floor was designed to carry or (b) is allowed by Applicable Laws. Fixtures and equipment that cause noises or vibrations that may be transmitted to the structure of the Building(s) to such a degree as to be objectionable to other tenants shall be placed and maintained by Tenant, at Tenant’s sole cost and expense, on vibration eliminators or other devices sufficient to eliminate such noises and vibrations to levels reasonably acceptable to Landlord and the affected tenants of the Project.

 

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6. Tenant shall not use any method of HVAC other than that present at the Project and serving the Premises as of the Term Commencement Date or otherwise reasonably approved in writing by Landlord.

7. Tenant shall not install any radio, television or other antennae; cell or other communications equipment; or other devices on the roof or exterior walls of the Premises except in accordance with the Lease. Tenant shall not interfere with radio, television or other digital or electronic communications at the Project or elsewhere.

8. Canvassing, peddling, soliciting and distributing handbills or any other written material within, on or around the Project (other than within the Premises) are prohibited. Tenant shall cooperate with Landlord to prevent such activities by any Tenant Party.

9. Tenant shall store all of its trash, garbage and Hazardous Materials in receptacles within its Premises or in receptacles designated by Landlord outside of the Premises. Tenant shall not place in any such receptacle any material that cannot be disposed of in the ordinary and customary manner of trash, garbage and Hazardous Materials disposal. Any Hazardous Materials transported through Common Area shall be held in secondary containment devices. Tenant shall be responsible, at its sole cost and expense, for Tenant’s removal of its trash, garbage and Hazardous Materials; provided , however, that Tenant is encouraged to participate in the waste removal and recycling program in place at the Project.

10. The Premises shall not be used for lodging or for any unlawful purpose. No cooking shall be done or permitted in the Premises; provided , however, that Tenant may use (a) equipment approved in accordance with the requirements of insurance policies that Landlord or Tenant is required to purchase and maintain pursuant to the Lease for brewing coffee, tea, hot chocolate and similar beverages, (b) microwave ovens for employees’ use and (c) equipment shown on the Tenant Improvement plans or other plans approved by Landlord; provided , further, that any such equipment and microwave ovens are used in accordance with Applicable Laws.

11. Tenant shall not, without Landlord’s prior written consent, use the name of the Project, if any, in connection with or in promoting or advertising Tenant’s business except as Tenant’s address.

12. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any Governmental Authority.

13. Tenant assumes any and all responsibility for protecting the Premises from theft, robbery and pilferage, which responsibility includes keeping doors locked and other means of entry to the Premises closed.

 

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14. Tenant shall not modify any locks to the Premises without Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold, condition or delay. Tenant shall furnish Landlord with copies of keys, pass cards or similar devices for locks to the Premises.

15. Tenant shall cooperate and participate in all reasonable security programs affecting the Premises.

16. Tenant shall not permit any animals in the Project, other than for guide animals or for use in laboratory experiments.

17. Bicycles shall not be taken into the Building(s) except into areas designated by Landlord.

18. The water and wash closets and other plumbing fixtures shall not be used for any purposes other than those for which they were constructed, and no sweepings, rubbish, rags or other substances shall be deposited therein.

19. Discharge of industrial sewage shall only be permitted if Tenant, at its sole expense, first obtains all necessary permits and licenses therefor from all applicable Governmental Authorities.

20. Smoking is prohibited inside the Building and in any area that is within twenty-five (25) feet of any Building entrance, but is permitted in designated outdoor areas of the Project.

21. The Project’s hours of operation are currently 7:00 am to 6:00 pm Monday through Friday.

22. Tenant shall comply with all orders, requirements and conditions now or hereafter imposed by Applicable Laws or Landlord (“ Waste Regulations ”) regarding the collection, sorting, separation and recycling of waste products, garbage, refuse and trash generated by Tenant (collectively, “ Waste Products ”), including (without limitation) the separation of Waste Products into receptacles reasonably approved by Landlord and the removal of such receptacles in accordance with any collection schedules prescribed by Waste Regulations.

23. Upon Landlord’s reasonable request, Tenant, at Tenant’s sole cost and expense, shall cause the Premises to be exterminated on a monthly basis to Landlord’s reasonable satisfaction. In addition, Tenant, at Tenant’s sole cost and expense, shall cause all portions of the Premises used for the storage, preparation, service or consumption of food or beverages to be cleaned daily in a manner reasonably satisfactory to Landlord, and to be treated against infestation by insects, rodents and other vermin and pests whenever there is evidence of any infestation. Tenant shall not permit any person to enter the Premises or the Project for the purpose of providing such extermination services, unless such persons have been approved by Landlord. If

 

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requested by Landlord, Tenant shall, at Tenant’s sole cost and expense, store any refuse generated in the Premises by the consumption of food or beverages in a cold box or similar facility.

24. If Tenant desires to use any portion of the Common Area for a Tenant-related event, Tenant must notify Landlord in writing at least thirty (30) days prior to such event on the form attached as Attachment 1 to this Exhibit, which use shall be subject to Landlord’s prior written consent, not to be unreasonably withheld, conditioned or delayed. Notwithstanding anything in this Lease or the completed and executed Attachment to the contrary, Tenant shall be solely responsible for setting up and taking down any equipment or other materials required for the event, and shall promptly pick up any litter and report any property damage to Landlord related to the event. Any use of the Common Area pursuant to this Section shall be subject to the provisions of Article 28 of the Lease.

Landlord may waive any one or more of these Rules and Regulations for the benefit of Tenant or any other tenant, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of Tenant or any other tenant, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against any or all of the tenants of the Project, including Tenant. These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part, the terms covenants, agreements and conditions of the Lease. Landlord reserves the right to make such other and reasonable rules and regulations as, in its judgment, may from time to time be needed for safety and security, the care and cleanliness of the Project, or the preservation of good order therein; provided , however, that Tenant shall not be obligated to adhere to such additional rules or regulations until Landlord has provided Tenant with written notice thereof. Tenant agrees to abide by these Rules and Regulations and any additional rules and regulations issued or adopted by Landlord. Tenant shall be responsible for the observance of these Rules and Regulations by all Tenant Parties.

 

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ATTACHMENT 1 TO EXHIBIT F

REQUEST FOR USE OF COMMON AREA

[TENANT LETTERHEAD]

VIA [            ]

[Date]

BMR-500 FAIRVIEW AVENUE LLC

17190 Bernardo Center Drive

San Diego, California 92128

Attn: Senior Director, West Coast Operations

 

Re: Notice of Request to Use Common Area

To Whom It May Concern:

Nanostring Technologies, Inc. requests that it have use of the common area as described below:

 

Event Description:

 

Date:

 

Location at Property:

 

Number of Attendees:

 

Open to the Public? ¨   YES ¨   NO
Food and/or Beverages? ¨   YES ¨   NO

If YES:

 

•    will alcohol be served (Note: Proof of an insurance endorsement for serving alcohol must be provided)     ¨   YES     ¨   NO

•    please describe:

 

 

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Other Amenities (tent, band, etc.):

 

Other Event Details:

 

Please let us know at your earliest convenience whether such use is approved.

 

Sincerely,
[Name]
[Title]

To Be Completed by Landlord :

 

¨   APPROVED            DENIED   ¨

The following conditions apply to approval (if approved):

 

1.      

             

2.      

             

3.      

             

4.      

             

5.      

             

 

BMR-500 FAIRVIEW AVENUE LLC,
By:

 

Name:

 

Its:

 

Date:

 

 

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EXHIBIT G

TENANT’S PERSONAL PROPERTY

 

1. Tenant’s exterior Signage

 

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EXHIBIT H

FORM OF ESTOPPEL CERTIFICATE

 

To: BMR-500 FAIRVIEW AVENUE LLC

17190 Bernardo Center Drive

San Diego, California 92128

Attention: Vice President, Real Estate Legal

BioMed Realty, L.P.

17190 Bernardo Center Drive

San Diego, California 92128

 

Re:

Suite [                    ] (the “ Premises ”) at 500 Fairview Avenue North, Seattle, Washington (the “ Property ”)

The undersigned tenant (“ Tenant ”) hereby certifies to you as follows:

1. Tenant is a tenant at the Property under a lease (the “Lease”) for the Premises dated as of December [    ], 2014. The Lease has not been cancelled, modified, assigned, extended or amended [except as follows: [                    ]], and there are no other agreements, written or oral, affecting or relating to Tenant’s lease of the Premises or any other space at the Property. The lease term expires on [            ], 20[    ].

2. Tenant took possession of the Premises, currently consisting of [            ] square feet, on [            ], 20[    ], and commenced to pay rent on [            ], 20[    ]. Tenant has full possession of the Premises, has not assigned the Lease or sublet any part of the Premises, and does not hold the Premises under an assignment or sublease [, except as follows: [                    ]].

3. All base rent, rent escalations and additional rent under the Lease have been paid through [            ], 20[    ]. There is no prepaid rent[, except $ [        ]][, and the amount of security deposit is $[        ] [in cash][OR][in the form of a letter of credit]]. Tenant currently has no right to any future rent abatement under the Lease.

4. Base rent is currently payable in the amount of $[        ] per month.

5. Tenant is currently paying estimated payments of additional rent of $[        ] per month on account of real estate taxes, insurance, management fees and common area maintenance expenses.

6. All work to be performed for Tenant under the Lease has been performed as required under the Lease and has been accepted by Tenant[, except [                    ]], and all allowances to be paid to Tenant, including allowances for tenant improvements, moving expenses or other items, have been paid.

 

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7. The Lease is in full force and effect, free from default and free from any event that could become a default under the Lease, and Tenant has no claims against the landlord or offsets or defenses against rent, and there are no disputes with the landlord. Tenant has received no notice of prior sale, transfer, assignment, hypothecation or pledge of the Lease or of the rents payable thereunder[, except [[                    ]].

8. [Tenant has the following expansion rights or options for the Property: [                    ].][OR] [Tenant has no rights or options to purchase the Property.]

9. To Tenant’s knowledge, no hazardous wastes have been generated, treated, stored or disposed of by or on behalf of Tenant in, on or around the Premises or the Project in violation of any environmental laws.

10. The undersigned has executed this Estoppel Certificate with the knowledge and understanding that [INSERT BMR-500 FAIRVIEW AVENUE LLC OR PURCHASER OR LENDER, AS APPROPRIATE] or its assignee is acquiring the Property in reliance on this certificate and that the undersigned shall be bound by this certificate. The statements contained herein may be relied upon by [INSERT NAME OF PURCHASER OR LENDER, AS APPROPRIATE], BMR-500 FAIRVIEW AVENUE LLC, BioMed Realty, L.P., BioMed Realty Trust, Inc., and any [other] mortgagee of the Property and their respective successors and assigns.

Any capitalized terms not defined herein shall have the respective meanings given in the Lease.

Dated this [            ] day of [    ], 20[    ].

 

NANOSTRING TECHNOLOGIES, INC.,
a Delaware corporation
By:

 

Name:

 

Title:

 

 

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EXHIBIT I

LANDLORD IMPROVEMENTS

Landlord shall perform the Base Core and Shell Work at Landlord’s sole cost. To the extent such improvements are required to meet the requirements of this Exhibit, such improvements shall be part of Landlord Improvements and will not be deducted from the TI Allowance or passed through as an Operating Expense. This shall include any hidden conditions that may be discovered during execution of the either the Landlord Improvements or Tenant Improvements.

 

  1. GENERAL INFORMATION

 

a. Occupancy Type: B (Lab/Office)
b. Number of Floors: 7+ Mechanical Penthouse + 2  1 2 level garage
c. Building Area: approximately 122,702 rentable square feet
d. Floor Dimension: approximately 170’ x 98
e. Floor to Floor: 16’-0” (Level 1); minimum 14’-0” (Levels 2-7)

 

  2. SYSTEMS

 

  a. Lobby Finishes: Comparable to those in the Adjacent Building

 

  b. Curtain wall: Stone cladding, metal panel, sun-shades and entry canopy.

 

  c. Perimeter Interior Wall: Perimeter wall and curtain wall systems will achieve R-values required by 2009 Seattle Building Code (SBC), including necessary framing, insulation and vapor barrier and fire separation. Landlord to provide perimeter window stool trim/sill material for install by Tenant.

 

  d. Roof : Single-ply membrane roofing. Roof membrane will be 0.060 inch thick. The roof assembly will conform to Factory Mutual Classification Class I with a windstorm resistance of 1-90.

 

  e. Elevators: 2 passenger, 1 service; of comparable finish and loading capacity to respective 530 Fairview elevators. Elevators will have card readers.

 

  f. Restrooms: Men’s and women’s restrooms at lobby level.

 

  g. Showers: Men’s, women’s showers and changing room at level P-1.

 

  h. Building Common Lab Services: Provisions for future autoclave, glasswash, dirty autoclave with integral steam generation as required.

 

  i. Parking Ratio: approximately 1.0 / 1,000.

 

  j. Bicycle Parking: approximately 80 secured bicycle spaces.

 

  k. Loading Dock: 2 truck bays, trash/recycle compactors.

 

  l. Card Entry Security: Provided for the garage, building access, stairwells and egress pathways.

 

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  3. STRUCTURE

 

  a. Construction Type: Reinforced Concrete

 

  b. Bay Size: approximately 21’ x 31’

 

  c. Floor Loads: 100 psf live load.

 

  d. Floor Levelness: Ff35 (25 local) and Fl 25 (15 local)

 

  e. Floor Sleeves : Landlord to provide floor plan which identifies engineered zones for future floor penetrations. All penetrations to be performed by Tenant and must be submitted to Landlord for review and approval.

 

  4. MEPFP

 

  a. Space conditioning: Common Areas on the first floor of the Building will employ a variable refrigerant flow system and heat recovery ventilation.

 

  b. Smoke pressurization : included for stairwell and elevator hoistway

 

  c. Water: 4” service

 

  d. Fire protection and life safety: Per NFPA 13 and City of Seattle Fire Code. Includes 6” fire service with onsite fire storage tank and fire pump. For Building Common Areas and the base Building, system includes, where applicable, risers, valve connections, main loop, secondary distribution, upturned quick response heads, and at finished ceilings, drops with quick response heads. For the Premises, system includes, where applicable, a main loop and secondary distribution installed through or below bottom of floor framing, sized to handle open space plan layout. Routing of piping will be tight to core and shell structure, where possible.

 

  e. Switchboards: One (1) 3000A, three (3) 800A, and one (1) 400A.

 

  f. Base-building Switchgear: included

 

  g. Shaft space: dedicated for tenant use per the attached Proposed Shaft Allocation Plan (see Exhibit I-1). The Proposed Shaft Allocation Plan is subject to change, however Landlord will provide Tenant with substantially the same amount of supply air and exhaust shafts as are shown on the Proposed Shaft Allocation Plan.

 

  5. VENTILATION AND AIR DISTRIBUTION SYSTEM

 

  a. Air handling units: The Premises will receive up to 20,000 cfm via a system that is shared across multiple floors of the Building. The system will initially include one (1) primary supply and exhaust air handling unit and one (1) backup supply and exhaust air handling unit. Units will be 100% outside-air type, suitable for lab build-out. The system will also include a run-around glycol heat recovery coil, cooling coil, heating coil and final filtration.

 

- 2 -


  b. Air distribution: The system will supply and exhaust air into duct mains installed on the roof. Supply and exhaust ductwork will be routed from the duct mains down shafts and extended to the Office and Laboratory Space and capped. The system is designed for Tenant Improvement supply and exhaust ductwork to be looped, interconnecting the shafts.

 

  c. Dampers: Scope includes fire smoke dampers at all supply and return air branch terminations at shafts. Control dampers will be provided by Tenant.

 

  d. Fume Exhausts. See Proposed Shaft Allocation and Proposed Roof Allocation plans, attached as Exhibit I-1 and I-2 respectively. Landlord to provide one Fume Hood and base cabinets (used) for use by Tenant from Landlord stock.

 

  6. HEATING SYSTEM

 

  a. Boilers: The Office and Laboratory Space will receive 50 gpm, 140F in, 110F out hot water via a system that is shared across multiple floors of the Building. The system will initially include one (1) primary 1,500 MBh boiler, one (1) backup 1,500 MBh boiler and associated pumps with redundancy.

 

  b. Hot water distribution: Piping will be distributed to the air handling system and via a common main piping header, hot water reheat distribution will be capped and valved at the Premises.

 

  c. Heating System. Heating system will be designed to a low of ASHRAE 99.6%/24F. 18 °F outside design temperature will be accomplished by the backup boiler and control system programming.

 

  7. VARIABLE REFRIGERANT FLOW (VRF) SYSTEM: Space will be allocated on the roof and in the shafts for installed VRF units, ducting and piping. Landlord will provide up to 24 Tons of roof top VRF equipment and piping to the floor. Tenant to provide indoor unit, complete refrigeration piping from shaft to units, controls and electrical during buildout. See Proposed Shaft Allocation and Proposed Roof Allocation plans attached as Exhibit I-1 and I-2 respectively. The Proposed Shaft Allocation Plan and the Proposed Roof Allocation Plan are subject to change, however Landlord will provide Tenant with substantially the same amount of supply air and exhaust shafts as are shown on the Proposed Shaft Allocation Plan and substantially the same amount of roof allocations as are shown on the Proposed Roof Allocation Plan.

 

  8.

COOLING SYSTEM: The air handling units will receive chilled water via a system that is shared across multiple floors of the Building. The system will initially include one (1) primary air cooled chiller, one (1) backup air cooled

 

- 3 -


  chiller and chilled water pumps with redundancy. Chillers will be mounted on the roof. Chilled water pumps will be installed in the mechanical room penthouse. Cooling system will be designed to a high of ASHRAE 0.4%/86.1F. 95°F outside design temperature will be accomplished by the backup chiller and control system programming.

 

  9. HVAC CONTROLS

 

  a. System: Scope will include a head-end DDC system to control the air handling units, boilers, chillers and pumps. The system will dedicate capacity for 40 Tenant devices. Local control panels will be provided by Tenant.

 

  b. Integration: Tenant’s controls are to integrate with the base Building head-end DDC system. Graphics and programming of Tenant Improvement controls are a Tenant cost as a part of the Tenant Improvement work.

 

  10. WATER

 

  a. Domestic hot water and cold water: Mains will be routed through the shaft to serve the base Building restrooms, and capped and valved for Tenant use. Valves and taps will be provided for future extension.

 

  b. Non-Potable hot and cold water: Non-Potable Lab Water and Emergency Eyewash/shower to utilize domestic water risers at the Premises. All piping, accessory equipment, devices, and heating will be provided by Tenant.

All water systems are to be stubbed outside of shaft or located in accessible area within corridors.

 

  11. WASTE NEUTRALIZATION: Such system will be provided by Tenant. Waste neutralization needs to occur before connecting to base Building piping systems.

 

  12. POWER: The Office and Laboratory Space will have one (1) dedicated 277/480V 600amp panel for normal power at the Premises. The rooftop/mechanical penthouse will have a 277/480V, 1200amp main panel, of which Tenant will have dedicated use of Tenant’s Pro Rata Share, with a sub-panel to be provided by Tenant.

 

  13. FIRE ALARM: The fire alarm panel will dedicate capacity for 150 addressable devices for Tenant’s use.

 

  14. TENANT STANDBY GENERATOR: The Landlord system will include a 750kW generator located in the basement, basement distribution panels, vertical bus duct, one (1) 150amp, 277/480V distribution panel dedicated for Tenant’s use in the Office and Laboratory Space, of which Tenant will have dedicated use of Tenant’s Pro Rata Share, with a sub-panel to be provided by Tenant.

 

- 4 -


  15. TELECOM: A raceway from the base Building main panel to a coordinated tenant IDF location within the Premises will be dedicated for Tenant’s use.

 

  16. SECURITY: Tenant is responsible for providing, installing, and maintaining security system within the Premises. Common area security will be compatible with the system at the Adjacent Building.

 

  17. WINDOW COVERINGS: To be provided by Landlord in accordance with Building standard.

 

- 5 -


EXHIBIT – I-1

PROPOSED SHAFT ALLOCATION PLANS

 

LOGO

 

- 1 -


EXHIBIT – I-2

PROPOSED ROOF ALLOCATION PLANS

 

LOGO

 

- 1 -


 

LOGO

 

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EXHIBIT J

FORM OF GROUND LESSOR RECOGNITION

AND NON-DISTURBANCE AGREEMENT

WHEN RECORDED RETURN TO:

Richard A. Moore, Esq.

Pacifica Law Group

1191 Second Avenue, Suite 2000

Seattle, WA 98101

 

Document Title: Ground Lessor Recognition and Non-Disturbance Agreement
Grantor: Nelchina Point Limited Partnership, an Alaska limited partnership
Grantee: Nanostring Technologies, Inc., a Delaware corporation

Legal Description:

Abbreviated Legal Description: Lots 4, 5 & 6, Block 5 Vol. 1 page 218

Full Legal Description: See Exhibit A attached

Assessor’s Tax Parcel Nos.: 786 350-0040-02

Related Document No.: 20080128000091

GROUND LESSOR RECOGNITION AND NON-DISTURBANCE AGREEMENT

This Ground Lessor Recognition and Non-Disturbance Agreement (the “Agreement”) is made as of the day of December, 2014 by and among NELCHINA POINT LIMITED PARTNERSHIP, an Alaska limited partnership (“Landlord”), BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“Tenant”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“Subtenant”).

RECITALS:

A. Landlord and Tenant are parties to that certain Ground Lease dated January 28, 2008 (the “Ground Lease”) which demises certain real property located at 500 Fairview Avenue North, Seattle, Washington (the “Premises”) more particularly described on Exhibit A attached hereto and made a part hereof, together with all buildings and improvements located thereon and all easements, rights and appurtenances thereto. The Ground Lease term will expire on January 31, 2088 and Tenant has the right to extend the term thereunder for two additional terms of twenty (20) years each, by notice delivered to Landlord no later than twelve (12) months prior to the then effective expiration of the term.

 

- 1 -


B. Pursuant to that certain Lease dated as of December     , 2014 (the “ Sublease ”), Tenant has subleased a portion of the Premises to Subtenant. Capitalized terms used in this Agreement and not otherwise defined shall have the meaning given to such terms in the Sublease.

NOW, THEREFORE, it is agreed as follows:

1. Landlord represents and warrants that, to Landlord’s knowledge, no event of default or condition that could become an event of default with the passing of time, the giving of notice, or both, currently exists under the Ground Lease.

2. Tenant and Subtenant have provided Landlord with, and Landlord acknowledges receipt of, a true and complete copy of the Sublease, and Tenant and Subtenant certify to Landlord that the Sublease has not been modified or amended. Landlord acknowledges that Subtenant would not enter into the Sublease but for the terms of this Agreement and in reliance on the recitals stated herein.

3. The parties acknowledge that the Sublease is subordinate to the Ground Lease, but by this Agreement Landlord grants Subtenant cure rights and successor rights under the Ground Lease and non-disturbance and recognition under the Sublease, all as expressly set forth in this Agreement.

(a) Landlord agrees that in the event of a default under the Ground Lease by Tenant, Landlord shall provide notice of such default to Subtenant in accordance with Section 4A and 4B hereof at the same time as Landlord provides notice to Tenant of such default, and Subtenant shall have the same rights (but not the obligation) as Tenant under the Ground Lease to cure any such default and shall be given the same notice and cure period to cure such default as provided to Tenant under the Lease.

(b) Provided that the Sublease shall be in full force and effect and Subtenant is not in default under the Sublease beyond the expiration of any applicable notice and cure periods, Landlord shall not, whether in the exercise of any of the rights arising or which may arise out of the Ground Lease or of any instrument modifying or amending the same or entered into in substitution or replacement thereof or otherwise (whether as a result of Tenant’s default or otherwise), disturb, interfere with or deprive Subtenant in or of its possession or its rights to possession of the Premises or of any right or privilege granted to or inuring to the benefit of Subtenant under the Sublease, nor shall Subtenant be made a party in any removal or eviction action or other legal proceeding (unless required by law to prosecute such removal or eviction action or other legal proceeding).

(c) In the event of the termination of the Ground Lease by reentry, notice, conditional limitation, surrender, summary proceeding or other action or proceeding, or otherwise (including, without limitation, in connection with any bankruptcy or similar proceeding), or if the Ground Lease shall terminate or expire for any such reason before

 

- 2 -


expiration or termination of the Sublease, (i) the Sublease shall be and remain in full force and effect, so long as Subtenant is not in default under the Sublease beyond the expiration of any applicable notice and cure periods, except Landlord shall have no obligations under the Sublease with respect to any provisions relating to the Adjacent Premises or the Adjacent Building Lease, (ii) Subtenant will not be required to pay or perform Tenant’s obligations under the Ground Lease, (iii) Landlord agrees that the Sublease shall continue as a direct lease between Landlord and Subtenant, and in such event Landlord and Subtenant shall be bound to each other under all of the terms, covenants and provisions of the Sublease for the remainder of the term thereof including extensions; provided , however , that Landlord is not bound by nor liable or obligated to pay for or to perform, obligations relating to Landlord Improvements (e.g., to build the Building), the TI Allowance or any other financial obligation that is owed by Tenant to Subtenant under the terms of the Sublease; and provided , further , however , that Landlord shall recognize and be bound by Subtenant’s termination rights under the Sublease; provided , still further , however , that if following termination of the Ground Lease, (a) Subtenant provides written notice to Landlord specifying the portion of the TI Allowance that Tenant has not funded, and requesting that Landlord agree to fund such portion of the TI Allowance, and (b) Landlord does not, within twenty (20) business days after Tenant provides such notice, commit in a notice (a “TI Commitment Notice” ) to Subtenant to fund such portion of the TI Allowance as and to the extent the Sublease requires Tenant to fund such portion of the TI Allowance, then Subtenant shall have the right to terminate the Sublease by providing notice of such termination to Landlord within ten (10) business days after the expiration of such twenty (20) business day period, and (iv) Subtenant agrees to attorn to and recognize Landlord as “landlord” under the Sublease and Landlord agrees to recognize Subtenant as “tenant” under the Sublease. For avoidance of doubt, Landlord is not required to fund any portion of the TI Allowance or any other financial obligation owed by Tenant to Subtenant under the terms of the Sublease except to the extent Landlord commits to fund a portion of the TI Allowance or any such other amount in a TI Commitment Notice.

(d) Notwithstanding any other provision of the Sublease or this Agreement, Landlord shall have no obligations under the Sublease that relate to the Adjacent Building Premises or the Adjacent Building Lease.

4. A. All notices, demands, requests, consents, approvals or other communications required or permitted to be given under this Agreement shall be in writing and addressed as follows:

 

If to Landlord: Nelchina Point Limited Partnership
c/o Wirum Properties LLC
500 L Street, Suite 100
Anchorage, AK 99501
Attn: John Wirum

 

- 3 -


with a copy to: Graham & Dunn PC
2801 Alaskan Way, Suite 300
Seattle, WA 98121
Attention: Maren Gaylor, Esq.
or such other address as Landlord may designate by notice to the other parties;
If to Tenant: BMR-500 Fairview, LLC
17190 Bernardo Center Drive
San Diego, CA 92128
Attn: Vice President, Real Estate Legal
or such other address as Tenant may designate by notice to the other parties; and
If to Subtenant: Nanostring Technologies, Inc.
530 Fairview Avenue North, Suite 2000
Seattle, WA 98109
Attn: Wayne Burns, Senior Vice President Operations/Administration
with a copy to:
Nanostring Technologies, Inc.
530 Fairview Avenue North, Suite 2000
Seattle, WA 98109
Attn: General Counsel

or such other address as Subtenant may designate by notice to the other parties. Notices may be given by a party’s attorney on such party’s behalf.

B. Any notice or other communication delivered or sent in accordance with the provisions of this Article shall be deemed to have been properly given or served on the day of delivery (or first attempted delivery if refused), if delivered by hand, courier or overnight courier (e.g. FedEx).

5. No modification, amendment, waiver or release of any provision of this Agreement or of any right, obligation, claim or cause of action arising hereunder shall be valid or binding for any purpose whatsoever unless in writing and duly executed by the party against whom the same is sought to be asserted.

6. This Agreement shall be binding on and shall inure to the benefit of the parties hereto and their respective heirs, legal representatives, successors, sublessees, and assigns.

7. This Agreement may be recorded in the Official Records of King County, Washington.

 

- 4 -


IN WITNESS WHEREOF , the parties have caused this instrument to be executed effective as of the date first above written.

 

LANDLORD:
NELCHINA POINT LIMITED PARTNERSHIP , an Alaska limited partnership
By: NP-GP, LLC, an Alaska limited liability company
By

 

John Wirum, Manager

 

STATE OF ALASKA )
) ss.
COUNTY OF THIRD JUDICIAL DISTRUCT )

On this                     day of Seattle, WA 98109, 2014, before me, the undersigned, a Notary Public in and for the State of Alaska, duly commissioned and sworn personally appeared John Wirum, known to me to be the Manager of NP-GP, LLC the General Partner of NELCHINA POINT LIMITED PARTNERSHIP , the limited partnership that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said limited partnership, for the purposes therein mentioned, and on oath stated that he was authorized to execute said instrument.

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document.

WITNESS my hand and official seal hereto affixed the day and year in the certificate above written.

 

 

Signature

 

Print Name
NOTARY PUBLIC in and for the State of
                    , residing at                     .
My commission expires                     .

 

- 5 -


TENANT:
BMR-500 FAIRVIEW AVENUE LLC,
a Delaware limited liability company
By: NP-GP, LLC, an Alaska limited liability company
By

 

Name:

 

Title:

 

 

STATE OF CALIFORNIA } ss.

COUNTY OF                     

On                     , 2014, before me,                                         , a Notary Public in and for said County and State, personally appeared                                         ,                                         .

 

who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

FOR NOTARY SEAL OR STAMP

 

 

 

 

 

Witness my hand and official seal.

Signature

 

 

- 6 -


SUBTENANT:
NANOSTRING TECHNOLOGIES, INC.,
a Delaware corporation
By

 

Name:

 

Title:

 

 

STATE OF                      )
) ss.
COUNTY OF                      )

On this      day of             , 2014, before me, the undersigned, a Notary Public in and for the State of                                 , duly commissioned and sworn personally appeared                     , known to me to be the                      of NANOSTRING TECHNOLOGIES, INC., the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument.

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document.

WITNESS my hand and official seal hereto affixed the day and year in the certificate above written.

 

 

Signature

 

Print Name

NOTARY PUBLIC in and for the State of
                    , residing at                     .
My commission expires                     .

 

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EXHIBIT A

Legal Description of Premises

Lots 4, 5 and 6, Block 5, Sorenson’s Addition to the City of Seattle, according to the plat thereof recorded in Volume 1 of plats, page(s) 218, in King County, Washington.

Tax Parcel No: 7860350-0040-02

 

- 8 -


WHEN RECORDED RETURN TO:

Richard A. Moore, Esq.

Pacifica Law Group

1191 Second Avenue, Suite 2000

Seattle, WA 98101

EXHIBIT K

FORM OF MEMORANDUM OF LEASE

 

Document Title: Memorandum of Lease
Grantor: BMR-500 Fairview Avenue LLC, a Delaware limited liability company
Grantee: Nanostring Technologies, Inc., a Delaware corporation
Legal Description:
Abbreviated Legal Description: Lots 4, 5 & 6, Block 5 Vol. 1 page 218
Full Legal Description: See Exhibit A attached
Assessor’s Tax Parcel Nos.: 786 350-0040-02
Reference Nos. of Documents Released or Assigned: Not applicable

MEMORANDUM OF LEASE

Pursuant to a Lease dated as of December     , 2014 (the “Lease” ), between BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company ( “Landlord” ), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation ( “Tenant” ), Landlord has agreed to lease to Tenant certain premises (the “Premises” ) to be located in a building being constructed on the real property located at 500 Fairview Avenue North, in Seattle, Washington, legally described on Exhibit A attached. Capitalized terms used in this Memorandum and not defined shall have the meanings given to them in the Lease. The Lease is for a term of ten (10) years. The Estimated Term Commencement Date is April 1, 2016. Pursuant and subject to the terms of the Lease, Tenant has options to extend the term of the Lease for two (2) successive five (5) year periods.

The purpose of this Memorandum of Lease is to give record notice of the Lease and of the rights created thereby.

[signatures appear on following page]

 

- 1 -


This Memorandum of Lease is made as of December     , 2004.

LANDLORD:

BMR-500 FAIRVIEW AVENUE LLC,
a Delaware limited liability company
By

 

Name:

 

Title:

 

TENANT:
NANOSTRING TECHNOLOGIES, INC.,
a Delaware corporation
By

 

Name:

 

Title:

 

 

- 2 -


STATE OF CALIFORNIA }

ss.

COUNTY OF                     

On             , 2014, before me,                                         , a Notary Public in and for said County and State, personally appeared                                         ,                                         .

 

who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

 

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

FOR NOTARY SEAL OR STAMP

 

Witness my hand and official seal.
Signature

 

 

- 3 -


STATE OF WASHINGTON )
) ss.
COUNTY OF                      )

On this day of December, 2014, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn personally appeared                                         , known to me to be the                      NANOSTRING TECHNOLOGIES, INC., the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument.

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document.

WITNESS my hand and official seal hereto affixed the day and year in the certificate above written.

 

 

Signature

 

Print Name

NOTARY PUBLIC in and for the State of Washington, residing at                     .
My commission expires                     

 

- 4 -


EXHIBIT A

Legal Description

Ground lease estate in the following described premises created by Lease dated as of January 28, 2008 between Nelchina Point Limited Partnership, as ground lessor, and BMR-500 Fairview Avenue LLC, as ground lessee, as evidenced by the Memorandum of Lease dated as of January 28, 2008 recorded in the King County, Washington Land Records on January 28, 2008 as Document Number 20080128000091:

Lots 4, 5 and 6, Block 5, Sorenson’s Addition to the City of Seattle, according to the plat thereof recorded in Volume 1 of plats, page(s) 218, in King County, Washington.

 

- 5 -


WHEN RECORDED RETURN TO:

BIOMED REALTY, L.P.

17190 Bernardo Center Drive

San Diego, CA 92128

Attention: Real Estate Legal

EXHIBIT L

FORM OF TERMINATION OF MEMORANDUM OF LEASE

 

Document Title: Notice of Lease Termination
Grantor: BMR-500 Fairview Avenue LLC, a Delaware limited liability company
Grantee: Nanostring Technologies, Inc., a Delaware corporation
Legal Description:
Abbreviated Legal Description: Lots 4, 5 & 6, Block 5 Vol. 1 page 218
Full Legal Description: See Exhibit A attached
Assessor’s Tax Parcel Nos.: 786 350-0040-02
Reference Nos. of Documents Released or Assigned: Memorandum of Lease, Recording No.                     

NOTICE OF LEASE TERMINATION

Pursuant to a Lease dated as of December     , 2014 (the “Lease”), between BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“Landlord”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“Tenant”), Landlord leased to Tenant certain premises (the “Premises”) in the building located on the real property situated at 500 Fairview Avenue North, in Seattle, Washington, legally described on Exhibit A attached. A Memorandum of the Lease was recorded on                     in the real property records of King County, Washington under Recording No.                     

The purpose of this Notice is provide record notice that the term of the Lease has expired or the Lease has been terminated.

This Notice shall be effective on the date this Notice is recorded in the real property records of King County, Washington.

[signatures appear on following page]

 

- 1 -


LANDLORD:

BMR-500 FAIRVIEW AVENUE LLC,
a Delaware limited liability company
By

 

Name:

 

Title:

 

TENANT:
NANOSTRING TECHNOLOGIES, INC.,
a Delaware corporation
By

 

Name:

 

Title:

 

 

- 2 -


STATE OF CALIFORNIA }

ss.

COUNTY OF                     

On             , 2014, before me,                                         , a Notary Public in and for said County and State, personally appeared                                         ,                                         .

 

who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

 

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

FOR NOTARY SEAL OR STAMP

 

Witness my hand and official seal.
Signature

 

 

- 3 -


STATE OF WASHINGTON )
) ss.
COUNTY OF                      )

On this day of December, 2014, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn personally appeared                                         , known to me to be the                      NANOSTRING TECHNOLOGIES, INC., the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument.

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document.

WITNESS my hand and official seal hereto affixed the day and year in the certificate above written.

 

 

Signature

 

Print Name

NOTARY PUBLIC in and for the State of Washington, residing at                     .
My commission expires                     

 

- 4 -


EXHIBIT A

Legal Description

Ground lease estate in the following described premises created by Lease dated as of January 28, 2008 between Nelchina Point Limited Partnership, as ground lessor, and BMR-500 Fairview Avenue LLC, as ground lessee, as evidenced by the Memorandum of Lease dated as of January 28, 2008 recorded in the King County, Washington Land Records on January 28, 2008 as Document Number 20080128000091:

Lots 4, 5 and 6, Block 5, Sorenson’s Addition to the City of Seattle, according to the plat thereof recorded in Volume 1 of plats, page(s) 218, in King County, Washington.

 

- 5 -

Exhibit 10.16

617 EASTLAKE BUILDING

OFFICE LEASE AGREEMENT

 

Landlord:

BLUME ROY BUILDING LLC

Tenant:

NANOSTRING TECHNOLOGIES, INC.

Date:

DECEMBER 26, 2013


TABLE OF CONTENTS

 

    Page  

ARTICLE 1. PREMISES

  3   

Section 1.1

Premises Defined

  3   

Section 1.2

Alterations

  3   

Section 1.3

Condition of Premises

  3   

Section 1.4

Common Areas

  3   

ARTICLE 2. BUSINESS PURPOSE AND USE

  3   

Section 2.1

Permitted Uses

  3   

Section 2.2

Prohibited Uses

  4   

Section 2.3

Compliance With Laws

  4   

ARTICLE 3. TERM

  4   

Section 3.1

Term

  4   

Section 3.2

Lease Year

  4   

Section 3.3

Possession by Tenant

  5   

ARTICLE 4. RENT

  5   

Section 4.1

Basic Rent

  5   

Section 4.2

Additional Rent; Operating Expenses

  5   

Section 4.3

Rent

  9   

Section 4.4

Place of Payment

  9   

ARTICLE 5. SECURITY DEPOSIT AND PREPAID RENT

  9   

Section 5.1

Security Deposit

  9   

Section 5.2

Prepaid Rent

  9   

ARTICLE 6. TAXES

  10   

Section 6.1

Personal Property Taxes

  10   

Section 6.2

Business Taxes

  10   

ARTICLE 7. MAINTENANCE, REPAIRS AND ALTERATIONS

  10   

Section 7.1

Landlord’s and Tenant’s Improvements

  10   

Section 7.2

Services to Be Furnished by Landlord

  10   

Section 7.3

Tenant’s Maintenance and Repairs

  11   

Section 7.4

Tenant’s Alterations

  11   

Section 7.5

Liens

  11   

ARTICLE 8. INSURANCE

  12   

Section 8.1

Use; Rate

  12   

Section 8.2

Liability Insurance

  12   

Section 8.3

Worker’s Compensation Insurance

  12   

Section 8.4

Property Insurance

  12   

Section 8.5

Compliance With Regulations

  12   

Section 8.6

Landlord Insurance and Waiver of Subrogation

  12   

Section 8.7

General Requirements

  13   

 

-i-


ARTICLE 9. DESTRUCTION AND CONDEMNATION

  13   

Section 9.1

Total or Partial Destruction

  13   

Section 9.2

Condemnation

  14   

Section 9.3

Sale Under Threat of Condemnation

  15   

ARTICLE 10. INDEMNITY AND WAIVER

  15   

Section 10.1

Indemnity

  15   

Section 10.2

Waiver

  15   

ARTICLE 11. DELAYS

  16   

Section 11.1

Delays

  16   

ARTICLE 12. ASSIGNMENT, SUBLEASE AND SUCCESSION

  16   

Section 12.1

Consent Required

  16   

Section 12.2

Landlord’s Consent

  17   

Section 12.3

Permitted Transfers

  17   

Section 12.4

General Conditions

  17   

ARTICLE 13. SURRENDER OF POSSESSION

  18   

Section 13.1

Surrender

  18   

Section 13.2

Condition at Time of Surrender

  18   

ARTICLE 14. HOLDING OVER

  18   

Section 14.1

Holding Over

  18   

ARTICLE 15. ENTRY BY LANDLORD

  19   

Section 15.1

Entry by Landlord

  19   

Section 15.2

Failure to Surrender

  19   

ARTICLE 16. SUBORDINATION

  19   

Section 16.1

Lease Subordinate To Mortgages

  19   

Section 16.2

Estoppel Certificates

  19   

ARTICLE 17. DEFAULT AND REMEDY

  20   

Section 17.1

Events of Tenant’s Default

  20   

Section 17.2

Remedies

  20   

Section 17.3

Reletting

  21   

Section 17.4

Default of Landlord

  21   

Section 17.5

Non-Waiver

  21   

Section 17.6

Mortgagee Protection

  22   

ARTICLE 18. LIMITATION OF LIABILITY

  22   

Section 18.1

Limitation of Landlord’s Liability

  22   

Section 18.2

Applicability

  22   

ARTICLE 19. NOTICES

  22   

Section 19.1

Notices

  22   

ARTICLE 20. HAZARDOUS SUBSTANCES

  22   

Section 20.1

Presence and Use of Hazardous Substances

  22   

Section 20.2

Cleanup Costs, Default and Indemnification

  23   

Section 20.3

Landlord’s Representations and Covenants

  23   

 

-ii-


ARTICLE 21. MISCELLANEOUS

  23   

Section 21.1

Headings

  23   

Section 21.2

Amendments

  23   

Section 21.3

Time of the Essence

  23   

Section 21.4

Entire Agreement

  23   

Section 21.5

Language

  23   

Section 21.6

Invalidity

  23   

Section 21.7

Late Charges

  23   

Section 21.8

Agency Disclosure

  24   

Section 21.9

Computation of Time

  24   

Section 21.10

Applicable Law

  24   

Section 21.11

Attorneys’ Fees

  24   

Section 21.12

Termination

  24   

Section 21.13

Broker’s Commission

  24   

Section 21.14

Signs or Advertising

  24   

Section 21.15

Transfer of Landlord’s Interest

  25   

Section 21.16

Counterparts

  25   

Section 21.17

Quiet Enjoyment

  25   

Section 21.18

Authority

  25   

Section 21.19

Name of Building

  25   

Section 21.20

Rules and Regulations

  25   

Section 21.21

Lease Summary, Addendum and Exhibits

  25   

Section 21.22

Survival

  25   

Section 21.23

Parking

  25   

 

-iii-


Exhibits:

A

Premises Plan

B

Description of Property

C

Tenant Improvement Workletter

D

Rules and Regulations

E

Additional Provisions

F

Estoppel Certificate

G

Subordination Agreement

H

Parking Agreement and Parking Rules and Regulations

 

-iv-


617 EASTLAKE BUILDING

OFFICE LEASE AGREEMENT

THIS OFFICE LEASE AGREEMENT is made as of this 26th day of December, 2013, by and between BLUME ROY BUILDING LLC , a Washington limited liability company (hereinafter referred to as “ Landlord ”), and NANOSTRING TECHNOLOGIES, INC ., a Delaware corporation (hereinafter referred to as “Tenant’).

LEASE SUMMARY

 

Section 1.1 The Building

 

(a)   Name:    617 Eastlake Building
(b)   Address:   

617 Eastlake Avenue East

Seattle, Washington 98109

(c)   Total Rentable Area of Building    81,871 sq. ft.
  The Premises   
(a)   Total Rentable Area:    8,754 sq. ft.
(b)   Floor Location:    Floor 4
(c)   Suite Number:    #410

 

Section 2.1 Use of Premises

 

  Use of Premises:    General Office

 

Section 3.1 Lease Term

 

(a)   Target Lease Commencement Date    February 1, 2014
(b)   Term    Thirty-One (31) Months

 

Section 4.1 Basic Rent

 

Period

   Space A & B      Total Basic Rent Per Month  

1 – 12

   $ 29.00       $ 22,007.17   

13 – 24

   $ 29.75       $ 22,554.30   

25 – 31

   $ 30.50       $ 23,101.42   

 

Section 4.2 Operating Expenses

 

(a)   Tenant’s Proportionate Share:    10.69% of Rentable Area of Building
(b)   Base Year    2014

 

Section 5.1 Security Deposit

 

Security Deposit:

   $ 23,101.42   

 

Section 5.2 Prepaid Rent

 

Prepaid Rent:

   $ 0.00   

 

-1-


Section 19.1 Addresses for Notices

 

(a) Landlord: (b) Tenant:

Blume Company Real Estate

617 Eastlake Avenue East, Suite 340

Seattle, Washington 98109

Attn: Gregory G. Blume

NanoString Technologies, Inc.

530 Fairview Avenue North, Suite 2000

Seattle, Washington 98109

Attn: Legal Department

With a copy to:

Pacifica Law Group

1191 2nd Avenue, Suite 2100

Seattle, WA 98101-2945

Attn: Rich Moore

Section 21.13

 

(a) Landlord’s Leasing Representative (Broker/Salesperson): Jesse Ottele & Cavan O’Keefe
(b) Landlord’s Leasing Representative (Firm): CBRE
(c) Address: 1420 Fifth Avenue Suite #1700 Seattle, Washington 98101
(d) Tenant’s Leasing Representative (Broker/Salesperson): Pat Pendergast and Kevin Harris
(e) Tenant’s Leasing Representative (Firm): Washington Partners
(f) Address:

701 Pike Street, Suite 1025

Seattle, Washington 98101

 

Section 21.23 Stipulated Parking Spaces: 2 parking spaces per 1,000 square feet of rentable area comprising Premises

 

-2-


617 EASTLAKE BUILDING

OFFICE LEASE AGREEMENT

ARTICLE 1. PREMISES

Section 1.1 Premises Defined . Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, upon the terms and conditions hereinafter set forth, those certain premises and improvements consisting of the floor area and the location described in the Lease Summary and designated on the plan attached hereto as Exhibit A (hereinafter referred to as the “ Premises ”). For convenience in drafting, portions of the Premises are sometimes referred to as “ Space A ” and “ Space B ”. Space B is depicted on Exhibit A by [cross hatching] and Space A is the entirety of the Premises less Space B. The Premises are located in the building known as the 617 Eastlake Building (the “ Building ”) which is situated in the City of Seattle, County of King, State of Washington and located upon the real property described in Exhibit B (the “ Property’ ).

Section 1.2 Alterations . Tenant acknowledges that Exhibit A sets forth the floor plan for the floor(s) of the Building on which the Premises is located and the location of the Premises therein. Landlord may in its reasonable discretion increase, decrease, or change the number, locations and dimensions of any hallways, lobby areas and other improvements shown on Exhibit A that are not within the Premises. Landlord reserves the right from time to time (a) to install, use, maintain, repair, relocate and replace pipes, ducts, conduits, wires, and appurtenant meters and equipment for service to the Premises or to other parts of the Building which are above the ceiling surfaces, below the floor surfaces, within the walls and in the central core areas of the Building which are located within the Premises or located elsewhere in the Building; (b) to alter or expand the Building; and (c) to alter, relocate or substitute any of the Common Areas, as defined in Section 1.4 below. Notwithstanding anything in this Lease to the contrary, Landlord shall ensure that the Common Areas are commensurate with those offered in class A office projects in Seattle. In exercising its rights under this Section or any other comparable Section of this Lease, Landlord shall make commercially reasonable efforts to minimize interference with access to and use of the Premises or any Common Areas (including parking). If Landlord engages in any construction or alterations within the Premises, such work shall be performed at times acceptable to Tenant and Landlord shall repair all damage to the improvements in the Premises as a result of such work.

Section 1.3 Condition of Premises . The Premises are leased by Landlord and accepted by Tenant in an “as is” condition, subject to Landlord’s correction of any latent defects and to those improvements, alterations or modifications required pursuant to Article 7 below, and the requirement of Landlord to complete the improvements specified therein. Nothing in this Section 1.3 will relieve Landlord of its ongoing repair, maintenance and operational obligations hereunder. In addition, and notwithstanding the foregoing, Landlord agrees at its cost to deliver the Premises to Tenant (i) in material compliance with all applicable laws, codes, ordinances and regulations; (ii) free of any Hazardous Substances in violation of applicable laws; (iii) with all systems and utilities serving the Premises in good working order; and (iv) broom clean and free of other occupants or their personal property or equipment.

Section 1.4 Common Areas . So long as this Lease is in effect, Tenant, its licensees, invitees, customers and employees shall have the non-exclusive right to use all entrances, lobbies, and other public areas of the Building (the “ Common Areas ”) in common with Landlord, other Building tenants, and their respective licensees, invitees, customers and employees. The use of the Common Areas shall be subject to the terms and conditions of this Lease.

ARTICLE 2. BUSINESS PURPOSE AND USE

Section 2.1 Permitted Uses . Tenant shall use the Premises solely for the purposes specified in the Lease Summary, and for no other business or purpose without the prior written consent of the Landlord.

 

-3-


Section 2.2 Prohibited U ses . Tenant shall not do or permit anything to be done in or about the Premises, nor bring or keep anything therein, which will (a) in any way increase the existing rate of or affect any policy of fire or other insurance upon the Building or any of its contents, or cause a cancellation of any insurance policy covering any part thereof or any of its contents; (b) unreasonably obstruct or unreasonably interfere with the rights of other tenants or occupants of the Building or injure or unreasonably annoy any of them; or (c) use or allow the Premises to be used for any improper, unlawful or objectionable purposes. Tenant shall not cause, maintain or permit any nuisance in, on or about the Premises, nor shad Tenant commit or suffer to be committed any waste in, on or about the Premises. Tenant shall not place upon or install in windows or other openings any signs, symbols, drapes, or other material without written approval of Landlord. Tenant shall not place any object or barrier within, or otherwise obstruct, any of the Common Areas.

Section 2.3 Compliance With Laws . Tenant shall at all times comply with all laws, ordinances and any regulations promulgated by any governmental authority having jurisdiction over Tenant’s particular use of the Building and/or the Premises. To the extent Landlord is required by the City of Seattle, Washington to maintain carpooling and public transit programs, Tenant shall cooperate in the implementation and use of these programs by and among Tenant’s employees.

ARTICLE 3. TERM

Section 3.1 Term . The term of this Lease shall commence on the first day of the calendar month in which the earlier of the following dates occurs (such first day of the calendar month shall be referred to as the “ Lease Commencement Date ”):

3.1.1 The date that is the later of (a) February 1, 2014; or (b) the date on which Landlord achieves Substantial Completion of the Tenant Improvements (as defined in Exhibit C) and delivers the Premises to Tenant; or

3.1.2 The date that Tenant takes possession or beneficial occupancy of all or any portion of the Premises (provided that Tenant’s early access to the Premises for purposes of installing FF&E shall not constitute possession of beneficial occupancy).

Provided, that if the first to occur of Sections 3.1.1 or 3.1.2 above falls on a day other than the first day of a calendar month, Tenant’s Basic Rent obligation for the first month of the Lease Term (as defined below) identified in Section 5.2(b) of the Lease Summary shall be prorated based upon the number of days from and including the first to occur of Sections 3.1.1 or 3.1.2 above to the last day of such first month.

From the Lease Commencement Date, the term of this Lease shall continue for the time period specified in the Lease Summary, the expiration of which shall be the Termination Date of this Lease, unless this Lease is sooner terminated as hereinafter provided. The period between the Lease Commencement Date and the Termination Date shall be referred to as the “Lease Term” or “Term”. The Landlord and Tenant acknowledge that certain obligations under the provisions of this Lease may be binding upon them prior to the Lease Commencement Date, such as, but not limited to, the provisions of Exhibit C, and Landlord and Tenant shall be bound by such provisions prior to the Lease Commencement Date.

Section 3.2 Lease Year . “Lease Year” shall mean that period of twelve (12) consecutive months which ends on December 31 of each year and which falls within the Term of this Lease; provided , however , the first Lease Year (which may be a partial Lease Year) shall mean that period from the Lease Commencement Date until the December 31 first occurring after the Lease Commencement Date and the last Lease Year (which may be a partial Lease Year) shall mean that period from the January 1st last occurring during the Term of this Lease until the Termination Date.

 

-4-


Section 3.3 Possession by Tenant . Landlord shall deliver to Tenant, and Tenant shall accept from Landlord, possession of the Premises, upon Substantial Completion of Landlord’s Work (as defined in Exhibit C); provided that Landlord shall provide Tenant with at least five (5) days prior written notice of such date. The parties shall together inspect the Premises upon such Substantial Completion, and Landlord shall thereafter correct any punchlist items as soon as reasonably possible. If the Premises and Tenant Improvements are not substantially completed by sixty (60) days following the Target Lease Commencement Date, as specified in the Lease Summary, or if the Premises is not delivered to Tenant within such period of time, then Tenant shall have the right to terminate the lease upon written notice to Landlord delivered prior to the date of substantial completion with no further liability to the Tenant.

ARTICLE 4. RENT

Section 4.1 Basic Rent . Tenant shall pay to Landlord as minimum rental for the use and occupancy of the Premises the “Basic Rent” as specified in the Lease Summary. Basic Rent shall be payable in Monthly Rent Installments of the amount specified in the Lease Summary, on or before the first day of each month of the Lease Term beginning on the Lease Commencement Date. Basic Rent for any partial year shall be prorated based upon the actual number of months left in such partial year. The Monthly Rent Installment for any partial month shall be prorated based upon the actual number of days in that partial month.

Section 4.2 Additional Rent; Operating Expenses .

4.2.1 During the Term and commencing with respect to the Lease Year immediately following the Base Year, in addition to Basic Rent, Tenant shall pay to Landlord as “Additional Rent”, in accordance with this Section 4.2 Tenant’s Proportionate Share ” (as hereinafter defined) of the total dollar increase, if any, in “ Total Operating Expenses ” (as hereinafter defined) attributable to each Lease Year over Total Operating Expenses for the Base Year identified in the Lease Summary (“ Base Operating Expenses ”). Notwithstanding anything herein to the contrary, Tenant shall in no event pay less than the Basic Rent in any calendar year.

4.2.2 Tenant’s Proportionate Share ” shall be computed by dividing the Total Rentable Area of the Premises by the Total Rentable Area of the Building. Tenant’s Proportionate Share upon the Lease Commencement Date for the entire Premises is as specified in the Lease Summary,

4.2.3 Rentable Area of the Building ” and “ Rentable Area of the Premises ” are defined as those areas obtained by measuring the Building and Premises using Landlord’s method of measurement, which method is based substantially on the method of measuring floor area in office buildings specified in the American National Standard Publication ANSI/BOMA Z65-1-2010 published by the Building Owners and Managers Association International (otherwise known as “ BOMA Standard’ ). The Total Rentable Area of the Premises exceeds the usable area of the Premises to include, among other things, a pro rata share of hallways, restrooms, and other common elements located on the floor on which the Premises are located. The Basic Rent stipulated in the Lease Summary shall be neither increased nor decreased based on subsequent measurements of the Rentable Area of the Building or Premises.

4.2.4 Landlord shall provide Tenant with a written estimate of Total Operating Expenses for each Lease Year not later than one hundred eighty (180) days after the start of each Lease Year during the Lease Term. Tenant shall then pay to Landlord, monthly in advance, one-twelfth (1/12) of Tenant’s Proportionate Share of the estimated amount by which Total Operating Expenses for the said Lease Year are expected to exceed the Base Operating Expenses. In the event any item of actual Operating Expenses, including without limitation those items identified in subparagraph 4.2.6 below, increases five percent (5%) or more in price or cost over any twelve (12) month period, Landlord shall have the option to proportionally increase the amount of Tenant’s monthly remittance on account of any such increase upon thirty (30) days’ written notice from Landlord to Tenant.

 

-5-


4.2.5 Within one hundred eighty (180) days after the end of every Lease Year during the Lease Term following the Base Year, Landlord shall provide the Tenant with a written statement of the actual Total Operating Expenses for that Lease Year. If the amount by which the actual Total Operating Expenses for such year exceeds the Base Operating Expenses should exceed the estimated amount paid by Tenant with respect to such Lease Year, then Tenant shall pay Landlord the additional amount due to the Landlord within thirty (30) days and, if the amount by which the actual Total Operating Expenses for such year exceeds the Base Operating Expenses should be less than the estimated Total Operating Expenses paid by Tenant for that Lease Year, then Landlord shall credit, against future Additional Rent due under this Lease, the amount of any overpayment by Tenant or shall refund such sum to Tenant if the Lease has expired.

4.2.6 Operating Expenses ” as used herein shall mean all costs, expenses and other charges incurred by Landlord in connection with the ownership, operation, repair and maintenance of the Property and the Building as an office building in Seattle, Washington, including but not limited to:

4.2.6.1 Wages, salaries and fringe benefits of all employees and contractors engaged in the management, operation and maintenance of the Property and/or the Building; employer’s Social Security taxes, unemployment taxes or insurance, and any other taxes which may be levied against Landlord on those wages and salaries; and the cost to Landlord of disability and hospitalization insurance and pension or retirement benefits for these employees;

4.2.6.2 All supplies and materials used in the operation and maintenance of the Property and/or the Building;

4.2.6.3 Cost of water and power, and cost of heating, lighting, air conditioning and ventilating the Building, the Common Areas and the Premises, which costs shall be based on either Tenant’s Proportionate Share or separately allocated to the Premises, at Landlord’s option, based upon either direct usage, if separately metered, or an appropriate allocation among all tenants consuming those services as measured from the meter monitoring this usage;

4.2.6.4 The electrical costs incurred in the operation of the “chiller” for the Building, which shall be allocated pro rata among the Building tenants;

4.2.6.5 Cost of maintenance and replacement of machinery, tools and equipment (if owned by Landlord) and for rental paid for such machinery, tools and equipment (if rented) used in connection with the operation or maintenance of the Building;

4.2.6.6 All premiums and deductibles (deductibles not to exceed $10,000 per year) on policies of public liability, property damage, automobile, garage keepers, rental loss and any other policies of insurance maintained by Landlord with respect to the Property, Building or any insurable interest therein. Cost of casualty and liability insurance applicable to the Property and/or the Building, the improvements therein, and Landlord’s personal property used in connection therewith;

4.2.6.7 Cost of janitorial services, repairs and general maintenance;

4.2.6.8 Any capital improvements made or installed (a) to be in compliance with any applicable government statutes, ordinances, regulations or other requirements not applicable on the date hereof, and (b) for purposes of saving labor or otherwise reducing applicable operating costs, provided that such capital costs shall be amortized over the useful life of such improvements, as determined by Landlord in accordance with generally accepted accounting principles and practices in effect at the time of acquisition of the capital item;

4.2.6.9 Costs in connection with maintaining and operating any garage owned by the Landlord for use by tenants of the Building;

 

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4.2.6.10 All taxes and assessments and governmental charges whether federal, state, county or municipal and any other taxes and assessments attributable to the Property and/or the Building or its operation, including without limitation real property taxes and assessments and any tax or other levy, however denominated, on or measured by the rental collected by the Landlord with respect to the Building, or on Landlord’s business of leasing the Building, but excluding federal and state or local taxes on income. If at any time during the Lease Term a tax, license fee or excise on rents or other tax, however described, is levied or assessed against Landlord on account of the rent expressly reserved hereunder, as a substitute in whole or in part for taxes levied or assessed on land and buildings or on land or buildings, such tax or excise on rents or other tax shall be included within the definition of Operating Expenses, but only to the extent of the amount thereof which is lawfully levied, assessed or imposed as a direct result of Landlord’s ownership of this Lease or of the rentals accruing under this Lease;

4.2.6.11 The cost of maintaining any public transit system, vanpool, or other public or semi-public transportation imposed upon Landlord’s ownership and operation of the Building;

4.2.6.12 Cost of all accounting and other professional fees incurred in connection with the operation of the Property and/or the Building;

4.2.6.13 A management fee, not to exceed current market rates or 5% of gross rents, which may be payable to the Landlord (or an affiliate of Landlord); and

4.2.6.14 Cost of replacing lamps, bulbs, starters and ballasts used in the Building, other than those for which the cost is billed directly to a tenant.

Notwithstanding anything above to the contrary, Operating Expenses shall not include the following items: expenses for which the Landlord is reimbursed or indemnified (either by an insurer, condemnor, tenant or otherwise) or that Tenant pays directly; marketing costs or other expenses incurred in leasing or procuring tenants or prospective tenants (including, without limitation, lease commissions, legal expenses, and expenses of renovating space for tenants); legal expenses arising out of disputes with tenants or the enforcement of the provisions of any lease of space in the Building or other tenant disputes; interest or amortization payments on or other expenses relating to any mortgage or mortgages, and rental under any ground or underlying lease or leases or costs of any underlying easements; costs of any work or service performed for or facilities furnished to a tenant at the tenant’s cost; the cost of correcting defects (latent or otherwise) in the construction of the Building, except those conditions (not occasioned by construction defects) resulting from wear and tear shall not be deemed defects; and costs of capital improvements, replacements, or equipment or any depreciation and amortization thereof (except as provided in Section 4.2.6.8 above); reserves; costs of entertainment, dining, automobiles, travel or training for Landlord’s employees; costs of any disputes between Landlord and its employees or management company; the initial cost of installing any special amenities, such as a child or daycare, conference facilities, or a fitness center or other athletic or recreation club and all costs of operating and maintaining any such amenity if revenue is collected with respect to such amenity; costs relating to the initial design, development, permitting or construction of the Building, including but not limited to costs of any mitigation or impact fees or subsidies imposed or incurred as a condition of the development or construction of the Building; the cost of initial cleaning and rubbish removal from the Building; the initial cost of any landscaping; costs of building or construction permits; costs of purchasing any F.A.R. bonuses; replacement or repair of any item covered by warranty; any real estate brokerage commissions or other costs incurred in selling or financing the Building or the Property or any interest in Landlord; costs incurred due to the violation by Landlord or any tenant of the terms and conditions of any lease of space in the Building or any law, code, regulation, or ordinance; compensation paid to clerks, attendants or other persons in commercial concessions operated by or on behalf of Landlord (excluding parking garage); costs incurred to comply with disability, life, seismic, fire and safety codes, ordinances, statutes, or other laws applicable to the Property in its condition existing as of the date hereof or any penalties or damages incurred due to non-compliance; any costs expressly excluded from Operating Expenses elsewhere in this Lease; rentals and other related expenses for leasing an HVAC

 

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system, elevators, or other items which if purchased, rather than rented, would constitute a capital improvement excluded from Operating Expenses; costs incurred to remove, remedy, contain, or treat any Hazardous Substance (as defined in Article 20), except for those Hazardous Substances used in the operation of the Building and used in compliance with all applicable laws; costs of repair of casualty damage or for restoration following condemnation, except for a deductible or self-insurance retention not to exceed $10,000 per year; wages, bonuses and other compensation or benefits paid to executive employees; costs of any work or services relating to any property other than the Building; any cost representing an amount paid to a person, firm, corporation or other entity related to Landlord to the extent in excess of the amount which would have been paid for comparable services from comparably qualified providers in the absence of such relationship; any cost (including rent) associated with operating a property management office except for the reasonable amount thereof that is proportionate to the services performed at such office pertaining to the Building; interest, penalties, late fees or charges incurred by Landlord due to late payment of expenses or taxes; costs of acquiring or leasing sculptures, paintings and other works of art; taxes on Landlord’s business (such as income, excess profits, franchise, capital stock, estate or inheritance); charitable or political contributions; costs incurred (capital or otherwise) in order for the Building, or any portion thereof, to apply for, obtain or maintain a certification pursuant to the United States Green Building Council’s Leadership in Energy and Environmental Design rating system, or other applicable certification agency, in connection with Landlord’s sustainability practices for the Building and all costs of maintaining, managing, reporting and commissioning the Building or any part thereof that was designed and/or built to be sustainable and conform with the LEED rating system (or other applicable certification standard); and surcharges or other costs to purchase “green” or other renewable energy unless mandated by law.

Landlord and Tenant shall each from time to time upon request of the other sign a written memorandum confirming the amount of the Additional Rent as adjusted from time to time hereunder. In computing Operating Expenses for any period (including, without limitation, the Base Operating Expenses), if less than one hundred percent (100%) of the rentable area of the Building are occupied by tenants during such period, the amount of Operating Expenses will be deemed to be increased to an amount equal to the like Operating Expenses which would have been incurred in Landlord’s reasonable judgment had such occupancy been one hundred percent (100%) of the rentable area of the Building during such period.

4.2.7 Tenant shall have the right, upon fulfillment of the conditions set forth below, to conduct one (1) audit of the Landlord’s books and records covering the Operating Expenses for a particular calendar year to verify the accuracy of the Landlord’s determination of the Operating Expenses for such period. The conditions which must be met before Tenant shall have the right to audit the books and records of a particular calendar year are as follows:

4.2.7.1 Tenant must provide Landlord not less than thirty (30) days’ prior written notice of the Tenant’s election to audit (the “ Tenant’s Notice of Audit ”), together with the information concerning the auditor as outlined in subsection 4.2.7.4 below, which Tenant’s Notice of Audit and information must be delivered to Landlord within ninety (90) days after Tenant’s receipt of the Landlord’s statement of actual Operating Expenses for a particular calendar year.

4.2.7.2 Tenant’s audit must be undertaken and completed by Tenant or its agents at reasonable times during Landlord’s normal business hours at the place where the Landlord’s records are kept in Seattle. Said audit must be completed within sixty (60) days of Tenant’s, Notice of Audit for a particular calendar year.

4.2.7.3 Tenant shall not entitled to conduct an audit if Tenant is in default after receipt of notice and expiration of any applicable cure period under this Lease at the time Tenant gives its Tenant’s Notice of Audit or at the time the Tenant or its agent undertakes the audit.

4.2.7.4 At the time the Tenant delivers its Tenant’s Notice of Audit to Landlord, the Tenant shall also provide evidence reasonably acceptable to the Landlord that the audit will be a “ fair and

 

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true audit .” For the purposes hereof, the term “ fair and true audit ’ shall mean that the review of the subject books and records shall be undertaken and completed by the Tenant, its officers or employees, or by an independent accounting firm being paid on an hourly basis and that in no event will the party auditing the books (or that party’s employer or principal) directly or indirectly base the compensation or fees for such audit work upon a percentage of the savings found or the return due the Tenant by reason of that audit.

4.2.7.5 The Tenant’s rights to audit the Landlord’s books and records shall be strictly limited to the right set forth above and the Tenant shall have no right to audit any of the Landlord’s books or records for any calendar year before or after the Lease Term or for any calendar year other than the immediately preceding calendar year as set forth above. All costs and expenses of the audit shall be borne solely by the Tenant.

4.2.7.6 A true and correct copy of the audit shall be delivered to the Landlord within fifteen (15) days of the completion of such audit if Tenant requests a credit for overpayment, Any overpayment shown by such audit shall be subject to the Landlord’s prompt verification and, upon such verification, shall be given to the Tenant as a credit against Tenant’s payment of Rent next falling due or, if after the expiration of the Term, shall be paid directly to Tenant. If Landlord and Tenant do not agree on the amount of any overpayment, the parties shall work in good faith to resolve the matter but if despite such negotiations cannot agree then they shall appoint an independent third party auditor to resolve the matter and such determination shall be final and binding on both parties.

Section 4.3 Rent . The terms “ Rent ” and “ Rental ” as used in this Lease shall mean all amounts to be paid hereunder by Tenant whether those sums are designated as Basic Rent or Additional Rent and as adjusted by the terms of this Lease. Failure by Tenant to pay any sum of Rent due under this Article 4 shall entitle Landlord to pursue any or all remedies specified in this Lease as well as remedies specified in RCW Chapter 59.12 or otherwise allowed by law.

Section 4.4 Place of Payment . All Rent shall be paid to the Landlord on or before the first day of each calendar month at the address to which notices to Landlord are to be given. All Rental payments to be made hereunder, whether Basic Rent, or Additional Rent or otherwise, are to be made without deduction, setoff, prior notice or demand by Landlord, except as otherwise provided herein.

ARTICLE 5. SECURITY DEPOSIT AND PREPAID RENT

Section 5.1 Security Deposit . Contemporaneously with Tenant’s execution of this Lease, Tenant shall pay to Landlord the sum set forth as the Security Deposit in the Lease Summary as security for the full and faithful performance of every provision of this Lease to be performed by Tenant. If Tenant defaults with respect to any provision of this Lease, including but not limited to the provisions relating to the payment of Rent, the repair of damage to the Premises caused by Tenant and/or cleaning the Premises upon termination of this Lease, Landlord may use, apply or retain all or any part of this Security Deposit for the payment of any Rent or any other sum in default, the repair of such damage to the Premises, the cost of cleaning or for the payment of any other amount which Landlord may spend or become obligated to spend by reason of Tenant’s default or to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s default to the full extent permitted by law. If any portion of said Security Deposit is so used or applied, Tenant shall, within ten (10) days after written demand therefore, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Landlord shall not be required to keep Tenant’s Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on the Security Deposit. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, the Security Deposit or any balance thereof shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within ten (10) days after the expiration of the Lease Term. Tenant may elect to provide the Security Deposit in the form of an irrevocable standby letter of credit in favor of Landlord and which is in form approved by Landlord, which letter of credit shall renew automatically throughout the Term of the Lease unless Tenant elects to replace the letter of credit with a cash security deposit.

Section 5.2 Prepaid Rent . Intentionally Deleted.

 

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ARTICLE 6. TAXES

Section 6.1 Personal Property Taxes . Tenant shall pay before delinquency all license fees, public charges, property taxes and assessments on the furniture, fixtures, equipment and other property of or being used by Tenant at any time situated on or installed in the Premises.

Section 6.2 Business Taxes . Tenant shall pay before delinquency all taxes and assessments or license fees levied, assessed or imposed by law or ordinance, by reason of the use of the Premises for the specific purposes set forth in this Lease.

ARTICLE 7. MAINTENANCE, REPAIRS AND ALTERATIONS

Section 7.1 Landlord’s and Tenant’s Improvements . Landlord will improve the Premises for Tenant’s use and occupancy in accordance with Exhibit C attached hereto.

Section 7.2 Services to Be Furnished by Landlord . Subject to reimbursement pursuant to Section 4.2 above, Landlord shall provide the following services during standard hours of operation of the Building. These standard hours of operation are 7:00 a.m. to 6:00 p.m., Monday through Friday (except as provided below). Landlord will also provide central heat and air conditioning from 7:00 a.m. to 12:00 noon on Saturdays.

7.2.1 Public utilities shall be caused to furnish the Premises with electricity and water (hot and cold, with Landlord providing any necessary equipment for heating water) utilized in operating any and all facilities serving the Premises at all times (i.e., not limited to standard hours of operation);

7.2.2 Central heat and air conditioning in season, at such times as Landlord normally furnishes these services to other tenants in the Building and at temperatures and in amounts as are reasonably considered by Landlord to be standard, but this service at times during the weekdays at other than standard hours of operation for the Building, on Saturday afternoons, Sundays and holidays shall be furnished only upon request of Tenant, who shall pay for such overtime HVAC service at a rate of $55.00 per hour. All payments for such overtime HVAC service shall be due at the same time as the next installment of Basic Rent after receipt of an invoice for such amount, or if billed separately, shall be due within thirty (30) days after Tenant’s receipt of Landlord’s invoice;

7.2.3 Routine maintenance, painting and electric lighting service for all Common Areas and special service areas of the Building in the manner and to the extent deemed by Landlord to be standard and consistent with the operation and maintenance of the Building as a first-class office building in Seattle, Washington;

7.2.4 Janitorial service on a five (5) day week basis, excluding Fridays, Saturdays, and legal holidays;

7.2.5 Electrical facilities to provide sufficient power for typewriters, servers, copiers, fax machines, lighting, personal computers and other office machines of similar electrical consumption, but not including electricity required for electronic data processing equipment, special lighting in excess of building standard, and any other item of electrical equipment which (itself) consumes more than .5 kilowatts per hour at rated capacity or requires a voltage other than 120 volts single phase per square foot. If any electrical

 

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equipment installed in the Premises requires air conditioning capacity above that provided by the building standard system, then the additional air conditioning installation and corresponding operating costs will be the separate obligation of the Tenant;

In the event Tenant desires any of the aforementioned services in amounts in excess of those specified above, Landlord shall provide these additional services and Tenant shall pay Landlord as Additional Rent hereunder the cost of providing these additional services. Failure by Landlord to any extent to furnish any of the above services, or any cessation thereof, resulting from causes beyond the control of Landlord, shall not render Landlord liable in any respect for damages to either person or property, nor shall that event be construed as an eviction of Tenant, nor result in an abatement of Rent, nor relieve Tenant from any of Tenant’s obligations hereunder (including, but not limited to, the payment of Rent). Should any of the equipment or machinery utilized in supplying the services listed herein for any cause cease to function properly, Landlord shall use commercially reasonable diligence to repair that equipment or machinery promptly, but Tenant shall have no right to terminate this Lease, and shall have no claim for a reduction, abatement or rebate of Rent or damages on account of any interruption in service occasioned thereby or resulting therefrom.

Section 7.3 Tenant’s Maintenance and Repairs . Tenant shall be obligated to maintain and to make all repairs, replacements or additions of any kind whatsoever to all personal property located within the Premises and to all trade fixtures, and furnishings located within the Premises. Tenant also shall be responsible for maintaining and replacing all specialty lamps, bulbs, starters and ballasts.

Section 7.4 Tenant’s Alterations . Subject to Landlord’s prior written approval, Tenant may make, at its expense, additional improvements or alterations to the Premises which it may deem necessary or desirable. Landlord’s approval to any improvements or alterations may be withheld in Landlord’s sole discretion if such improvements or alterations require any other alteration, addition, or improvement to be performed or made to any portion of the Building other than the Premises or any non-leased portion of the Building (e.g., risers, plenum or utility closets) but shall otherwise not be unreasonably withheld, conditioned or delayed. Any repairs or new construction by Tenant shall be done in compliance with all applicable laws, rules, and regulations (including, without limitation, the Americans with Disabilities Act of 1990 (the “ ADA ”) and in conformity with plans and specifications reasonably approved by Landlord and shall be performed by a licensed contractor reasonably approved by Landlord; provided, however, Landlord’s consent to any alterations or improvements, or Landlord’s approval of plans and specifications for such alterations or improvements shall create no responsibility or liability on the part of Landlord for their completeness, design sufficiency, or compliance with all laws, rules, and regulations (including, without limitation, the ADA). All work performed shall be done in a workmanlike manner and with materials of the quality and appearance as exist throughout the Premises. Landlord may require Tenant to remove and restore any improvements or alterations on the termination of this Lease in accordance with Section 13.2 below provided Landlord has notified Tenant in writing of same at the time of Landlord’s approval. However, in no event shall Tenant be required to remove or restore any of the Tenant Improvements performed pursuant to Exhibit C.

Section 7.5 Liens . Tenant shall keep the Premises and the Building free from any liens arising out of any work performed, material furnished, or obligations incurred by Tenant. If Tenant disputes the correctness or validity of any claim of lien, Tenant shall, within thirty (30) days after written request by Landlord, post or provide security in a form and amount acceptable to Landlord to insure that title to the Property remains free from the lien claimed. Landlord hereby agrees to subordinate its lien rights under RCW 60.72 to the lien of Tenant’s commercial lender(s) and will execute a commercially reasonable form of agreement confirming this subordination recognizing the rights of Tenant’s lender and the interests of Landlord.

 

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ARTICLE 8. INSURANCE

Section 8.1 Use; Rate . Tenant shall not do anything in or about the Premises which will in any way tend to increase insurance rates paid by Landlord on policies of liability or casualty insurance maintained with respect to the Building and/or Property. In no event shall Tenant carry on any activities which would invalidate any insurance coverage maintained by Landlord.

Section 8.2 Liability Insurance . Tenant shall during the Lease Term, at its sole expense, maintain in full force a policy or policies of commercial general liability insurance issued by one or more insurance carriers, insuring against liability for injury to or death of persons and loss of or damage to property occurring in or on the Premises and any portion of the Common Area which is subject to Tenant’s exclusive control. Said liability insurance shall be in an amount not less than Two Million Dollars ($2,000,000.00) combined single limit for bodily and personal injury and property damage per occurrence and not less than Five Million Dollars ($5,000,000.00) in the aggregate.

Section 8.3 Worker’s Compensation Insurance . Tenant shall at all times maintain Worker’s Compensation Insurance in compliance with Washington law.

Section 8.4 Property Insurance . Tenant shall pay for and maintain in full force and effect during the term of this lease a property insurance policy or policies with responsible insurers which provide all risk coverage on all stock in trade, trade fixtures, equipment, and other personal property located in the premises and used by tenant in connection with its business. Such insurance shall provide coverage in an amount not less than one hundred percent of replacement value.

Section 8.5 Compliance With Regulations . Landlord shall, at its own expense, deliver the Premises to Tenant in compliance with all requirements, including installation of fire extinguishers, or automatic dry chemical extinguishing systems, required by insurance underwriters or any governmental authority having jurisdiction thereover, necessary for the maintenance of reasonable fire and extended insurance for the Premises and/or Building.

Section 8.6 Landlord Insurance and Waiver of Subrogation .

8.6.1 At all times during the term of this lease Landlord shall maintain a property insurance policy or policies with responsible insurers covering the Premises (including without limitation the Tenant Improvements) and the Building which provide all risk coverage including an endorsement for sprinkler leakage, and ordinance and law requirements after a casualty. Such insurance shall provide coverage in an amount not less than 100% of replacement value of the Building. Proceeds of such insurance shall be used by Landlord to repair or replace the damaged portion of the Building and/or Premises to the extent required under this Lease.

8.6.2 Landlord and Tenant release and relieve the other and waive their entire right of recovery for loss or damage to property located within or constituting a part or all of the Building to the extent that the loss or damage either (a) is actually covered by the injured party’s property insurance, or (b) would have been covered by the property insurance the injured party is required to carry under this Article 8 . This waiver applies regardless of the cause or origin of the claim including without limitation loss due to the negligent acts or omissions of Landlord or Tenant, or their respective officers, directors, employees, agents, contractors, or invitees. Each of Landlord and Tenant shall have their respective property insurers endorse the applicable insurance policies to reflect the foregoing waiver of claims, provided however, that the endorsement shall not be required if the applicable policy of insurance permits the named insured to waive rights of subrogation on a blanket basis, in which case the blanket waiver shall be acceptable.

 

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Section 8.7 General Requirements .

8.7.1 All policies of insurance required to be carried hereunder by Tenant shall be written by companies licensed to do business in Washington and which have A.M. Best rating of not less than A-A/11 or better in the ‘Best’s Key Rating Guide”. Tenant shall, when requested by Landlord, furnish Landlord with a certificate evidencing insurance required to be maintained by Tenant pursuant to this Article 8 and shall satisfy Landlord that each such policy is in full force and effect,

8.7.2 The commercial general liability insurance required to be carried under Section 8.2 above shall be primary and non-contributing with the insurance carried by Landlord.

8.7.3 Each policy required under Section 8.2 shall expressly include as additionally insured thereunder, the Landlord, Landlord’s property manager, and any person or firm designated by the Landlord and having an insurable interest thereunder, hereinafter called “Additional Insured,” as their respective interests may appear.

8.7.4 All insurance policies maintained by Tenant shall not be subject to cancellation in coverage except upon at least thirty (30) days’ prior written notice to Landlord from Tenant. Commercially standard certificates of insurance evidencing such policies shall be deposited with Landlord on the Lease Commencement Date and not less than ten (10) days prior to the expiration of the term of such coverage.

8.7.5 If the Tenant fails to procure and maintain insurance as required by this Article 8, the Landlord may obtain such insurance and keep it in effect, and the Tenant shall pay to Landlord the premium cost thereof, upon demand and as Additional Rent, with interest as provided in Section 21.7 below from the date of payment by the Landlord to the date of repayment by the Tenant.

8.7.6 The limits of any insurance maintained by Tenant pursuant to this Article 8 shall in no way limit the liability of Tenant under this Lease.

Section 8.8 Blanket Insurance . The Tenant may fulfill its insurance obligations hereunder by maintaining a so-called “blanket” policy or policies of insurance in a form that provides by specific endorsement coverage not less than that which is required hereunder for the particular property or interest referred to herein; provided, however, that the coverage required by this Article 8 will not be reduced or diminished by reason of use of such blanket policy of insurance.

ARTICLE 9. DESTRUCTION AND CONDEMNATION

Section 9.1 Total or Partial Destruction .

9.1.1 In the event the Building and/or the Premises is damaged by fire or other perils covered by Landlord’s insurance, Landlord shall:

9.1.1.1 In the event of total destruction, at Landlord’s option, as soon as reasonably possible thereafter, commence repair, reconstruction and restoration of the Building and/or the Premises and prosecute the same diligently to completion, in which event this Lease shall remain in full force and effect; or within sixty (60) days after the discovery of such damage, elect not to so repair, reconstruct or restore the Building and/or the Premises, in which event this Lease shall terminate. In either event, Landlord shall give Tenant written notice of its intention within said sixty (60) day period. In the event Landlord elects not to restore the building, and/or the Premises, this Lease shall be deemed to have terminated as of the date of the discovery of such total destruction.

 

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9.1.1.2 In the event of partial destruction of the Building and/or the Premises, to an extent not exceeding twenty-five percent (25%) of the full insurable value thereof, and if the damage thereto is such that the Building and/or the Premises may be repaired, reconstructed or restored within a period of ninety (90) days from the date of the discovery of such casualty, and if Landlord will receive insurance proceeds sufficient to cover the cost of such repairs, then Landlord shall commence and proceed diligently with the work of repair, reconstruction and restoration and this Lease shall continue in full force and effect. If such work of repair, reconstruction and restoration shall require a period longer than ninety (90) days or exceeds twenty-five percent (25%) of the full insurable value thereof, or if said insurance proceeds will not be sufficient to cover the cost of such repairs, then Landlord may elect to so repair, reconstruct or restore and the Lease shall continue in full force and effect, or Landlord may elect not to repair, reconstruct or restore and the Lease shall then terminate. Under any of the conditions of this Section 9.1.1.2 , Landlord shall give written notice to Tenant of its intention within sixty (60) days after Landlord’s discovery of such partial destruction. In the event Landlord elects not to restore the Building and/or the Premises, this Lease shall be deemed to have terminated as of the date possession of the Premises is surrendered to Landlord.

9.1.2 Upon any termination of this Lease under any of the provisions of this Section 9.1 , the parties shall be released without further obligation to the other from the date possession of the Premises is surrendered to Landlord except for items which have therefore accrued and are then unpaid.

9.1.3 In the event of any casualty to or destruction of the Premises or Building, the rental payable under this Lease shall be abated proportionately with the degree to which Tenant’s use of the Premises is impaired due to such casualty or destruction commencing as of the date of such casualty or destruction and ending upon its repair. Tenant shall not be entitled to any compensation or damages for loss in the use of the whole or any part of the Premises and/or any inconvenience or annoyance occasioned by such damage, repair, reconstruction or restoration. Tenant shall not be released from any of its obligations under this Lease except to the extent and upon the conditions expressly stated in this Section 9.1 , Notwithstanding anything to the contrary contained in this Section 9.1 , if Landlord is delayed or prevented from repairing or restoring the damaged Premises within one (1) year after the discovery of such damage or destruction by reason of acts of God, war, governmental restrictions, inability to procure the necessary labor or materials, or other cause beyond the control of Landlord, Landlord, at its option, may terminate this Lease, whereupon Landlord shall be relieved of its obligation to make such repairs or restoration and Tenant shall be released from its obligations under this Lease as of the end of said one year period.

9.1.4 If damage is due to any cause other than fire or other peril covered by extended coverage insurance (or that would have been covered by such insurance had Landlord carried such insurance), Landlord may elect to terminate this Lease.

9.1.5 If Landlord is obligated to or elects to repair or restore as herein provided, Landlord shall be obligated to make repair or restoration only of those portions of the Building and the Premises which were originally provided at Landlord’s expense, and the repair and restoration of items not provided at Landlord’s expense shall be the obligation of Tenant.

9.1.6 Notwithstanding anything to the contrary contained in this Section 9.1 , Landlord shall not have any obligation whatsoever to repair, reconstruct or restore the Premises when the damage resulting from any casualty covered under this Section 9.1 is discovered during the last twelve (12) months of the Term of this Lease or any extension hereof.

9.1.7 Landlord and Tenant hereby waive the provisions of any statutes or court decisions which relate to the abatement or termination of leases when leased property is damaged or destroyed and agree that such event shall be exclusively governed by the terms of this Lease.

Section 9.2 Condemnation . If the whole of the Building or the Premises, or such portion thereof as shall be required for its reasonable use, shall be taken by virtue of any condemnation or eminent domain

 

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proceeding, this Lease shall automatically terminate as of the date of the condemnation, or as of the date possession is taken by the condemning authority, whichever is later. Current Rent shall be apportioned as of the date of the termination. In case of a taking of a part of the Premises or a part of the Building not required for the reasonable use of the Premises, then this Lease shall continue in full force and effect and the Rental shall be equitably reduced based upon the proportion by which the Rentable Area of the Premises is reduced. This Rent reduction shall be effective on the date of the partial taking. No award, settlement in lieu of an award, or any partial or entire taking shall be apportioned, and Tenant hereby assigns to Landlord any award or settlement in lieu of an award which may be made in the taking or condemnation proceeding, together with any and all rights of Tenant now or hereafter arising in or to the same or any part thereof; provided that nothing herein shall prevent Tenant from making a separate claim against the condemning authority for the taking of Tenant’s personal property and/or moving costs so long as such claim in no way affects the award to be received by Landlord.

Section 9.3 Sale Under Threat of Condemnation . A sale by Landlord to any authority having the power of eminent domain, either under threat of condemnation or while condemnation proceedings are pending, shall be deemed to be a taking under the power of eminent domain for all purposes under this Article 9 .

ARTICLE 10. INDEMNITY AND WAIVER

Section 10.1 Indemnity .

10.1.1 Tenant, as a material part of the consideration to be rendered to Landlord, and subject to subsection 10.1.2 below, hereby agrees to defend, indemnify, and hold Landlord harmless against any and all claims, costs, and liabilities, including reasonable attorneys’ fees and costs (including costs and fees associated with any lawsuit or appeal), arising by reason of any injury or claim of injury to person or property, of any nature and howsoever caused, arising out of the use, occupation and/or control of the Premises, or from any breach of the terms of this Lease, or any violation of any governmental or insurance requirements by Tenant, its sublessees, assignees, invitees, agents, employees, contractors, or licensees, except and to the extent as may arise out of the willful or negligent acts of Landlord or Landlord’s agents, employees or contractors.

10.1.2 In the event of concurrent negligence of Tenant, its sublessees, assignees, invitees, agents, employees, contractors, or licensees on the one hand, and that of Landlord, its agents, employees, or contractors on the other hand, which concurrent negligence results in injury or damage to persons or property of any nature and howsoever caused, and relates to the construction, alteration, repair, addition to, subtraction from, improvement to or maintenance of the Premises, Common Areas, or Building, Tenant’s obligation to indemnify Landlord as set forth in this Section 10.1 shall be limited to the extent of Tenant’s negligence, and that of Tenant’s sublessees, assignees, invitees, agents, employees, contractors or licensees, including Tenant’s proportional share of costs, attorneys’ fees and expenses incurred in connection with any claim, action or proceeding brought with respect to such injury or damage.

10.1.3 TENANT AGREES THAT IT WILL NOT ASSERT ITS INDUSTRIAL INSURANCE IMMUNITY IF SUCH ASSERTION WOULD BE INCONSISTENT WITH LANDLORD’S RIGHT TO INDEMNIFICATION FROM TENANT PURSUANT TO THIS SECTION 10.1 . THE PARTIES AGREE THAT THIS PROVISION WAS MUTUALLY NEGOTIATED, AND TO EVIDENCE THE SAME, EACH PARTY HAS INITIALED THIS PAGE IN THE FOLLOWING SPACE :

 

/s/ B.B.

/s/ Wayne Burns

Landlord Tenant

Section 10.2 Waiver . All property kept, stored or maintained on the Premises shall be so kept, stored or maintained at the sole risk of Tenant. Except in the case of Landlord’s negligence or willful

 

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misconduct, Landlord shall not be liable, and Tenant waives all claims against Landlord, for damages to persons or property sustained by Tenant or by any other person or firm resulting from the Building or by reason of the Premises or any equipment located therein becoming out of repair, or through the acts or omissions of any persons present in the Building (including the Common Areas) or renting or occupying any part of the Building (including the Common Areas), or for loss or damage resulting to Tenant or its property from burst, stopped or leaking sewers, pipes, conduits, or plumbing fixtures, or for interruption of any utility services, or from any failure of or defect in any electric line, circuit, or facility, or any other type of improvement or service on or furnished to the Premises or the Common Areas or resulting from any accident in, on, or about the Premises or the Common Areas.

ARTICLE 11. DELAYS

Section 11.1 Delays . If either party is delayed in the performance of any covenant of this Lease because of any of the following causes (referred to elsewhere in this Lease as a “ Delaying Cause ”): acts of the other party, action of the elements, war, riot, labor disputes, inability to procure or general shortage of labor or materials in the normal channels of trade, delay in transportation, delay in inspections, or any other cause beyond the reasonable control of the party so obligated, whether similar or dissimilar to the foregoing, financial inability excepted, then that performance shall be excused for the period of the delay but shall in no way affect Tenant’s obligation to pay Rent or the length of the Lease Term.

ARTICLE 12. ASSIGNMENT, SUBLEASE AND SUCCESSION

Section 12.1 Consent Required . Tenant shall not voluntarily or by operation of law, (1) mortgage, pledge, hypothecate or encumber this Lease or any interest herein or (2) assign or transfer this Lease or any interest herein, sublease the Premises or any part thereof, or any right or privilege appurtenant thereto, or allow any other person (the employees and invitees of Tenant excepted) to occupy or use the Premises, or any portion thereof, without first obtaining the written consent of Landlord, which consent shall not be unreasonably withheld, conditioned, or delayed as set forth below in this Section 12 , provided that (i) Tenant is not then in default under this Lease applicable notice and cure periods. A transfer of greater than a fifty percent (50%) interest (whether stock, partnership interest, membership interest or otherwise) of Tenant, either in one (1) transaction or a series of transactions shall be deemed to be an assignment under this Lease. When Tenant requests Landlord’s consent to such assignment or subletting, it shall notify Landlord in writing of the name and address of the proposed assignee or subtenant and the nature and character of the business of the proposed assignee or subtenant and shall provide current and prior financial statements for the proposed assignee or subtenant, which financial statements shall be audited to the extent available. Tenant shall also provide Landlord with a copy of the proposed sublease or assignment agreement, including all material terms and conditions thereof. Landlord shall have the option, to be exercised within fifteen (15) days of receipt of the foregoing, to (1) terminate this Lease as of the commencement date stated in the proposed sublease or assignment, (2) sublease or take an assignment, as the case may be, from Tenant of the interest, or any portion thereof, in this Lease and/or the Premises that Tenant proposes to assign or sublease, on the same terms and conditions as stated in the proposed sublet or assignment agreement, (3) consent to the proposed assignment or sublease, or (4) refuse its consent to the proposed assignment or sublease, providing that such consent shall not be unreasonably withheld, conditioned, or delayed so long as Tenant is not then in default under this Lease beyond applicable notice and cure periods. In the event Landlord elects to terminate this Lease or sublease or take an assignment from Tenant of the interest, or portion thereof, in the Lease and/or the Premises that Tenant proposes to assign or sublease as provided in the foregoing clauses (1) and (2), respectively, then Landlord shall have the additional right to negotiate directly with Tenant’s proposed assignee or subtenant and to enter into a direct lease or occupancy agreement with such party on such terms as shall be acceptable to Landlord in its sole and absolute discretion, and Tenant hereby waives any claims against Landlord related thereto, including, without limitation, any claims for any compensation or profit related to such lease or occupancy agreement.

 

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Section 12.2 Landlord’s Consent . Without otherwise limiting the criteria upon which Landlord may withhold its consent, Landlord shall be entitled to consider all reasonable criteria including, but not limited to, the following: (1) whether or not the proposed subtenant or assignee is engaged in a business which, and the use of the Premises will be in an manner which, is in keeping with the then character and nature of all other tenancies in the Building, (2) whether the use to be made of the Premises by the proposed subtenant or assignee will conflict with any so-called “exclusive” use then in favor of any other tenant of the Building, and whether such use would be prohibited by any other portion of this Lease, including, but not limited to, any rules and regulations then in effect, or under applicable laws, and whether such use imposes a greater load upon the Premises and the Building services then imposed by Tenant, (3) [not used]; and (4) the creditworthiness and financial stability of the proposed assignee or subtenant in light of the responsibilities involved. In any event, Landlord may withhold its consent to any assignment or sublease, if (i) the actual use proposed to be conducted in the Premises or portion thereof conflicts with the provisions of Section 2.1 above or with any other lease which restricts the use to which any space in the Building may be put, (ii) [not used]; (iii) the portion of the Premises proposed to be sublet is irregular in shape and/or does not permit safe or otherwise appropriate means of ingress and egress, or does not comply with governmental safety and other codes.

Section 12.3 Permitted Transfers . Without Landlord’s consent, but on written notice to Landlord accompanied by financial information reasonably acceptable to Landlord demonstrating that the net worth and liquidity of the assignee equals or exceeds Tenant’s then net worth and liquidity:

12.3.1 This Lease may be assigned in its entirety (whether by operation of law or otherwise) or all or any part of the Premises may be sublet at any time, to any of the following “ Permitted Transferees ”:

(i) to a subsidiary of Tenant, to the entity with which or into which Tenant may merge, whether or not Tenant is the survivor of such merger, to any affiliate of Tenant, to an entity that is controlled by, controls or is under common control with Tenant (or a valid assignee of this Lease); or

(ii) to the purchaser of the operating division of Tenant using the Premises;

or

12.3.2 One or more parts of the Premises may be used or occupied by a party or parties in connection with the transaction of business with Tenant or an entity that controls, is controlled by or is under common control with Tenant (or a valid assignee of Tenant).

Section 12.4 General Conditions .

12.4.1 Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times remain fully and primarily responsible and liable for the payment of the Rent and for compliance with all of Tenant’s other obligations under this Lease (regardless of whether Landlord’s approval has been obtained for any such assignment or subletting).

12.4.2 Tenant shall pay Landlord’s reasonable fees (including, without limitation, the fees of Landlord’s counsel), incurred in connection with Landlord’s review and processing of documents regarding any proposed assignment or sublease, not to exceed $1,500.

12.4.3 Notwithstanding anything in this Lease to the contrary, in the event Landlord consents to an assignment or subletting by Tenant in accordance with the terms of this Section 12 , Tenant’s assignee or subtenant shall have no right to further assign this Lease or any interest therein or thereunder or to further sublease all or any portion of the Premises without obtaining Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed according to the same terms and conditions set forth above.

 

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12.4.4 If this Lease is assigned, whether or not in violation of the provisions of this Lease, Landlord may collect Rent from the assignee. If the Premises or any part thereof is sublet or used or occupied by anyone other than Tenant, whether or not in violation of this Lease, Landlord may, after a default by Tenant, collect Rent from the subtenant or occupant. In either event, Landlord may apply the net amount collected to Rent, but no such assignment, subletting, occupancy or collection shall be deemed a waiver of any of the provisions of this Section 12 , or the acceptance of the assignee, subtenant or occupant as tenant, or a release of Tenant from the further performance by Tenant of Tenant’s obligations under this Lease. The consent by Landlord to an assignment, mortgaging, pledging, encumbering, transfer, use, occupancy or subletting pursuant to any provision of this Lease shall not, except as otherwise provided herein, in any way be considered to relieve Tenant from obtaining the express consent of Landlord to any other or further assignment, mortgaging, pledging, encumbering, transfer, use, occupancy or subletting. References in this Lease to use or occupancy by anyone other than Tenant shall not be construed as limited to subtenants and those claiming under or through subtenants but as including also licensees or others claiming under or through Tenant, immediately or remotely. The listing of any name other than that of Tenant on any door of the Premises or on any directory or in any elevator in the Building, or otherwise, shall not, except as otherwise provided herein, operate to vest in the person so named any right or interest in this Lease or in the Premises, or be deemed to constitute, or serve as a substitute for, or any waiver of, any prior consent of Landlord required under this Section 12 .

12.4.5 Each subletting and/or assignment pursuant to this Section 12 shall be subject to all of the covenants, agreements, terms, provision and conditions contained in this Lease and each of the covenants, agreements, terms, provisions and conditions of this Lease shall be automatically incorporated therein to the extent applicable (e.g., certain rent provisions may not be applicable to a sublease). If Landlord shall consent to, or reasonably withhold its consent to, any proposed assignment or sublease, Tenant shall indemnify, defend and hold harmless Landlord against and from any and all loss, liability, damages, costs and expenses (including reasonable counsel fees) resulting from any claims that may be made against Landlord by the proposed assignee or sublessee or by any brokers or other persons claiming a commission or similar in connection with the proposed assignment or sublease.

ARTICLE 13. SURRENDER OF POSSESSION

Section 13.1 Surrender . At the expiration of the Lease created hereunder, whether by lapse of time or otherwise, Tenant shall surrender the Premises to Landlord.

Section 13.2 Condition at Time of Surrender . Furnishings, trade fixtures and equipment including but not limited to voice and data cabling, telecommunications equipment installed by Tenant shall be the property of Tenant. Upon termination of this Lease, Tenant shall remove any such property. Tenant shall repair or reimburse Landlord for the cost of repairing any damage to the Premises and/or Common Areas resulting from the installation or removal of Tenant’s property, and Tenant shall deliver the Premises to Landlord in clean and good condition, except for reasonable wear and tear and casualty.

ARTICLE 14. HOLDING OVER

Section 14.1 Holding Over . This Lease shall terminate without further notice at the expiration of the Term. Any holding over by Tenant without the express written consent of Landlord shall not constitute the renewal or extension of this Lease or give Tenant any rights in or to the Premises. In the event of such a holding over by Tenant without the express written consent of Landlord, the monthly Rent payments to be paid by Tenant shall be subject to increase at the sole discretion of Landlord in an amount equal to one hundred fifty percent (150%) of the then applicable Rental rate; provided , however , no payment of such increased Rental by Tenant shall be deemed to extend or renew the Term of this Lease, and such Rental payments shall be fixed by Landlord only to establish the amount of liability for payment of Rent on the part of Tenant during such period of holding over. In the event Landlord shall give its express written consent to Tenant to occupy the Premises beyond the expiration of the Term, that occupancy shall be construed to be a

 

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month-to-month tenancy upon all the same terms and conditions as set forth herein unless modified by Landlord in such written consent; provided that Rent charged during any period of holding over shall be as stated above.

ARTICLE 15. ENTRY BY LANDLORD

Section 15.1 Entry by Landlord . Landlord reserves, and shall at any and all times have, the right to enter the Premises during business hours to inspect the same, to show the Premises to prospective purchasers or lessees, to post notices of nonresponsibility, to repair the Premises and any portion of the Building that Landlord may deem necessary or desirable, without abatement of Rent, and may for that purpose erect scaffolding and other necessary structures where reasonably required by the character of the work to be performed; provided, that the entrance to the Premises shall not be blocked unreasonably thereby and, provided, further that the business of the Tenant shall not be interfered with unreasonably. Tenant hereby waives any claim for damages, injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned by Landlord’s exercise of its rights pursuant to this Section 15.1 , except and to the extent any such damage, injury or interference results from the negligence or intentional misconduct of Landlord. Landlord shall at all times have and retain a key with which to unlock all of the doors in, upon and about the Premises, excluding Tenant’s vaults, safes and files, and Landlord shall have the right to use any and all means which Landlord may deem proper to open the doors to or in the Premises in an emergency, in order to obtain entry to the Premises without liability to Tenant. Any entry to the Premises obtained by Landlord by any of these means, or otherwise, shall not under any circumstances be construed or deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an eviction of Tenant from the Premises or any portion thereof.

Section 15.2 Failure to Surrender . If Tenant fails to surrender the Premises upon the expiration or termination of this Lease, Tenant shall indemnify and hold Landlord harmless from loss and liability resulting from that failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant.

ARTICLE 16. SUBORDINATION

Section 16.1 Lease Subordinate To Mortgages . This Lease shall automatically be subordinate to any existing mortgages or deeds of trust which affect the Property, the Building and/or the Premises; to any first mortgages or deeds of trust hereafter affecting the Property, the Building and/or the Premises, and to all renewals, modifications, consolidations, replacements or extensions thereof. This provision shall be self-operative and no further instrument of subordination shall be required by any existing or first mortgagee or beneficiary of a deed of trust; provided , that Tenant shall have the continued enjoyment of the Premises free from any disturbance or interruption by any existing or first mortgagee or beneficiary of a deed of trust, or any purchaser at a foreclosure or private sale of the Property as a result of Landlord’s default under a mortgage or deed of trust, so long as Tenant is not then in default under the terms and conditions of this Lease beyond applicable notice and cure periods. In the event of the foreclosure of a deed of trust or mortgage affecting the Property, judicially or nonjudicially, or if title to the Property is conveyed by deed in lieu of foreclosure, Tenant agrees to attorn to and accept the purchaser(s) at the foreclosure sale(s) conducted pursuant to the deed of trust or mortgage or the grantee(s) in such deed(s) in lieu of foreclosure and his or its (or their) heirs, legal representatives, successors and assigns as Landlord under this Lease for the balance then remaining of the term hereof, subject to all terms and conditions of this Lease.

Section 16.2 Estoppel Certificates . Tenant shall, within fifteen (15) days of presentation, acknowledge and deliver to Landlord (a) any commercially reasonable subordination or non-disturbance agreement or other instrument that Landlord may require to carry out the provisions of this Article, and (b) any estoppel certificate requested by Landlord from time to time in the standard form of any mortgagee or beneficiary of and deed of trust affecting the Building and Premises certifying, if such be true, that Tenant is in occupancy, that this Lease is unmodified and in full force and effect, or if there have been modifications, that

 

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the Lease as modified is in full force and effect, and stating the modifications and the dates to which the Rent and other charges shall have been paid, and that there are no Rental offsets or claims. Acceptable forms of estoppel certificate and subordination agreement are attached as Exhibits F and G .

ARTICLE 17. DEFAULT AND REMEDY

Section 17.1 Events of Tenant’s Default . The occurrence of any one or more of the following events shall constitute a material default and breach of this Lease by Tenant:

17.1.1 Failure by Tenant to make any payment required as and when due, where that failure shall continue for a period of three (3) business days after Tenant’s receipt of written notice from Landlord;

17.1.2 Failure by Tenant to observe or perform any of the covenants, conditions or provisions of this Lease, other than making any payment when due, where that failure shall continue for a period of thirty (30) calendar days after Landlord gives written notice to Tenant of that failure (provided that if more than thirty (30) days are reasonably required for Tenant to cure such failure, then Tenant shall not be in default hereunder so long as Tenant commences such cure within such thirty (30) day period and thereafter diligently prosecutes the same to completion); and

17.1.3 Making by Tenant of any general assignment or general arrangement for the benefit of creditors; the filing by or against Tenant of a petition in bankruptcy, including reorganization or arrangement, unless, in the case of a petition filed against Tenant, the petition is dismissed within thirty (30) calendar days; or the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets located at the Premises, or of Tenant’s interest in this Lease.

Section 17.2 Remedies . In the event of any breach or default by Tenant under the terms or provisions of this Lease, Landlord, in addition to any other rights or remedies that it may have, shall have the immediate right of reentry. Should Landlord elect to reenter or take possession of the Premises, it may either terminate this Lease, or from time to time, without terminating this Lease, relet the Premises or any part thereof for the account and in the name of the Tenant or otherwise, for any term or terms and conditions as Landlord in its sole discretion may deem advisable, with the right to complete construction of or make alterations and repairs to the Premises and/or improvements installed by Tenant. Tenant shall pay to Landlord in the event of reletting, as soon as ascertained, the costs and expenses incurred by Landlord in the reletting, completion of construction, or in making any alterations and repairs. Rentals received by Landlord from any reletting shall be applied: first, to the payment of any indebtedness, other than Rent, due hereunder from Tenant to Landlord; second, to the payment of Rent due and unpaid hereunder and to any other payments required to be made by the Tenant hereunder; and the residue, if any, shall be held by Landlord as payment of future Rent or damages in the event of termination as the same may become due and payable hereunder; and the balance, if any, at the end of the Term of this Lease shall be paid to Tenant. Should rental received from time to time from the reletting during any month be a lesser Rental than herein agreed to by Tenant, the Tenant shall pay the deficiency to Landlord. The Tenant shall pay the deficiency each month as the amount thereof is ascertained by the Landlord. Notwithstanding the foregoing, Landlord shall also have the right upon Tenant’s default to terminate this Lease and all rights of Tenant hereunder by giving written notice of such intention to terminate. In the event that Landlord shall elect to so terminate this Lease then Landlord may recover from Tenant:

17.2.1 The worth at the time of award of any unpaid Rent and any other sums due and payable which have been earned at the time of such termination; plus

17.2.2 The worth at the time of award of the amount by which the unpaid Rent and any other sums due and payable which would have been earned after termination until the time of award exceeds the amount of such rental loss Tenant proves could have been reasonably avoided; plus

 

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17.2.3 The worth at the time of award of the amount by which the unpaid Rent and any other sums due and payable for the balance of the term of this Lease after the time of award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; plus

17.2.4 Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course would be likely to result therefrom, including, without limitation, (A) any costs or expenses incurred by Landlord (1) in retaking possession of the Premises; (2) in maintaining, repairing, preserving, restoring, replacing, cleaning, altering, remodeling or rehabilitating the Premises or any affected portions of the Building or the Project, including such actions undertaken in connection with the reletting or attempted reletting of the Premises to a new tenant or tenants; (3) for leasing commissions, advertising costs and other expenses of reletting the Premises; or (4) in carrying the Premises, including taxes, insurance premiums, utilities and security precautions; (B) any unearned brokerage commissions paid in connection with this Lease; (C) reimbursement of any previously waived or abated Base Rent or Additional Rent or any free rent or reduced rental rate granted hereunder; and (D) any concession made or paid by Landlord to the benefit of Tenant in consideration of this Lease including, but not limited to, any moving allowances, contributions, payments or loans by Landlord for tenant improvements or build-out allowances (including without limitation, any unamortized portion of the improvement allowance provided to Tenant pursuant to Exhibit C , such improvement allowance to be amortized over the Term in the manner reasonably determined by Landlord), or assumptions by Landlord of any of Tenant’s previous lease obligations; plus

17.2.5 Such reasonable attorneys’ fees incurred by Landlord as a result of a default, and costs in the event suit is filed by Landlord to enforce such remedy; and plus

17.2.6 At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable law.

17.2.7 As used in subparagraphs 17,2.1 and 17.2.2 above, the “ worth at the time of award ” is computed by allowing interest at an annual rate equal to twelve percent (12%) per annum or the maximum rate permitted by law, whichever is less. As used in subparagraph 17.2.3 above, the “ worth at the time of award ” is computed by discounting such amount at the discount rate of Federal Reserve Bank of San Francisco at the time of award, plus one percent (1%). Tenant hereby waives for Tenant and for all those claiming under Tenant all right now or hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right of occupancy of the Premises after any termination of this Lease.

Section 17.3 Reletting . No reletting of the Premises by Landlord permitted under Section 17.2 shall be construed as an election on Landlord’s part to terminate this Lease unless a notice of Landlord’s intention to terminate is given to Tenant, or unless the termination of the Lease is decreed by a court of competent jurisdiction. In the event of reletting without termination, Landlord may at any time thereafter elect to terminate this Lease for a previous breach, provided it has not been cured. Should Landlord at any time terminate this Lease for any breach, in addition to any other remedy it may have, it may recover from Tenant all damages it may incur by reason of that breach.

Section 17.4 Default of Landlord . Landlord shall not be in default unless Landlord fails to perform its obligations under this Lease within thirty (30) days after written notice by Tenant, or if such failure is not reasonably capable of being cured within such thirty (30) day period, Landlord shall not be in default unless Landlord has failed to commence the cure during such thirty (30) day period and diligently pursue the cure to completion.

Section 17.5 Non-Waiver . Failure by either party to take action or declare a default as a result of any breach of any term, covenant or condition herein contained shall not be deemed to be a waiver of that term, covenant, or condition, or of any subsequent breach of any term, covenant or condition herein contained. The subsequent acceptance of Rent hereunder by Landlord shall not be deemed to be a waiver of

 

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any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular Rental so accepted, regardless of Landlord’s knowledge of that preceding breach at the time of acceptance of the Rent.

Section 17.6 Mortgagee Protection . In the event of any uncured default on the part of Landlord, which default would entitle Tenant to terminate this Lease, Tenant shall not terminate this Lease unless Tenant has notified any mortgagee or beneficiary of deed of trust, whose address shall have been furnished to Tenant, at least thirty (30) days in advance of the proposed effective date of the termination. During the thirty (30) day period the mortgagee or beneficiary shall be entitled to commence to cure the default. If the default is not capable of being cured with due diligence within the thirty (30) day period, the Lease shall not be terminated if the mortgagee or beneficiary of a deed of trust shall have commenced to cure the default within the thirty (30) day period and shall pursue the cure with due diligence thereafter. If the default is one which is not capable of cure by the mortgagee or beneficiary of a deed of trust within the thirty (30) day period because the mortgagee or beneficiary of a deed of trust is not in possession of the Building or Property, the thirty (30) day period shall be extended to include the time needed to obtain possession of the Premises by the mortgagee or beneficiary of a deed of trust by power of sale, judicial foreclosure, or other legal action required to recover possession, provided that these avenues are pursued with due diligence.

ARTICLE 18. LIMITATION OF LIABILITY

Section 18.1 Limitation of Landlord’s Liability . Tenant understands, covenants and agrees that the obligations of Landlord under this Lease shall not constitute personal obligations of Landlord, the individual partners of Landlord or its or their individual partners, directors, officers, managers, members or shareholders, and Tenant shall look solely to the Property and the Building, as well as the rents, proceeds and insurance proceeds of the same, and to no other assets of Landlord, for the satisfaction of any liability of Landlord with respect to this Lease, and shall not seek recourse against the individual partners of Landlord, or its or their individual partners, directors, officers, managers, members or shareholders, or any of their personal assets for such satisfaction.

Section 18.2 Applicability . Tenant agrees that each of the covenants and agreements contained in Section 18.1 above shall be applicable to any covenant or agreement either expressly contained in this Lease or imposed by statute or at common law.

ARTICLE 19. NOTICES

Section 19.1 Notices . Any notice required or desired to be given under this Lease shall be in writing with copies directed as indicated herein and shall be personally served, sent by reputable overnight courier or given by certified mail, return receipt requested. Any notice given by (i) personal service shall be deemed given on the date service is made, (ii) overnight courier shall be deemed given on the date delivery is made and (iii) mail shall be deemed to have been given when seventy-two (72) hours have elapsed from the time such notice was deposited in the United States mail, certified mail, return receipt requested, and postage prepaid, addressed to the party to be served at the last address given by that party to the other party under the provisions of this section. As of the Lease Commencement Date, the addresses of the Landlord and Tenant are as specified in the Lease Summary.

ARTICLE 20. HAZARDOUS SUBSTANCES

Section 20.1 Presence and Use of Hazardous Substances . Tenant shall not, without Landlord’s prior written consent, keep on or around the Premises, Common Areas or Building, for use, disposal, transportation, treatment, generation, storage or sale, any substances designated as, or containing components designated as, hazardous, dangerous, toxic or harmful (collectively referred to as “ Hazardous Substances ”), and/or are subject to regulation by any federal, state or local law, regulation, statute or ordinance, other than such Hazardous Substances as are commonly used in typical offices so long as the same at all times are used in compliance with applicable laws, codes, ordinances and regulations.

 

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Section 20.2 Cleanup Costs, Default and Indemnification . Tenant shall be fully and completely liable to Landlord for any and all cleanup costs and any and all other charges, fees, penalties (civil and criminal) imposed by any governmental authority with respect to Tenant’s use, disposal, transportation, treatment, generation, storage and/or sale of Hazardous Substances, in or about the Premises, Common Areas, or Building, whether or not consented to by Landlord. Tenant shall indemnify, defend and hold Landlord harmless from any and all of the costs, fees, penalties, liabilities and charges incurred by, assessed against or imposed upon Landlord (as well as Landlord’s attorneys’ fees and costs) as a result of Tenant’s use, disposal, transportation, treatment, generation, storage and/or sale of Hazardous Substances.

Section 20.3 Landlord’s Representations and Covenants . Landlord represents and warrants to Tenant that to Landlord’s knowledge there are no Hazardous Substances in, on or under the Property, Building or Premises in violation of applicable environmental laws, and covenants that no Hazardous Substances have been or will be used in constructing the Premises, the Building or any improvements therein in violation of applicable environmental laws. Landlord agrees to indemnify, defend and hold harmless Tenant, its affiliates, and their respective officers, agents and employees, from and against any and all claims, damages, costs, liabilities and/or expenses, including without limitation, attorneys’ fees resulting from any breach of Landlord’s representations and warranties contained herein, or from the presence of any Hazardous Substances in violation of applicable environmental laws in, on or under the Property, the Building or the Premises unless such Hazardous Substances were brought onto the Property, Building or Premises by Tenant.

ARTICLE 21. MISCELLANEOUS

Section 21.1 Headings . The headings used in this Lease are for convenience only. They shall not be construed to limit or to extend the meaning of any part of this Lease.

Section 21.2 Amendments . Any amendments or additions to this Lease shall be in writing by the parties hereto, and neither Tenant nor Landlord shall be bound by any verbal or implied agreements.

Section 21.3 Time of the Essence . Time is expressly declared to be of the essence of this Lease.

Section 21.4 Entire Agreement . This Lease contains the entire agreement of the parties hereto with respect to the matters covered hereby, and no other agreement, statement or promise made by any party hereto, or to any employee, officer or agent of any party hereto, which is not contained herein, shall be binding or valid.

Section 21.5 Language . The words “ Landlord’ and “ Tenant ”, when used herein, shall be applicable to one (1) or more persons, as the case may be, and the singular shall include the plural and the neuter shall include the masculine and feminine, and if there be more than one (1) the obligations hereof shall be joint and several. The word “ persons ” whenever used shall include individuals, firms, associations and corporations and any other legal entity, as applicable. The language in all parts of this Lease shall in all cases be construed as a whole and in accordance with its fair meaning, and shall not be construed strictly for or against Landlord or Tenant.

Section 21.6 Invalidity . If any provision of this Lease shall be deemed to be invalid, void or illegal, it shall in no way affect, impair or invalidate any other provision hereof.

Section 21.7 Late Charges . Tenant hereby acknowledges that late payment by Tenant to Landlord of Rent or other sums due hereunder will cause Landlord to incur costs not contemplated by this

 

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Lease, the exact amount of which is difficult to determine, but include, without limitation, processing and accounting charges, and late charges which may be imposed upon Landlord by the terms of any mortgage or deed of trust covering the Premises. Therefore, in the event Tenant shall fail to pay any installment of Rent or other sum due hereunder within five (5) days of the due date, Tenant shall pay to Landlord as Additional Rent and as a reasonable estimate of the costs to Landlord, a late charge equal to ten percent (10%) of each installment or the sum of Five Hundred Dollars ($500.00), whichever is greater. A Five Hundred Dollar ($500.00) charge will be paid by the Tenant to the Landlord for each returned check. In the event Landlord pays any sum or expense on behalf of Tenant which Tenant is obligated to pay hereunder, or in the event Landlord expends any other sum or incurs any expense, or Tenant fails to pay any sum due hereunder, Landlord shall be entitled to receive interest upon that sum at the rate of fourteen percent (14%) per annum until paid.

Section 21.8 Agency Disclosure . At the signing of this Lease, the Leasing Representative(s) identified in the Lease Summary represented the party noted therein. Each party signing this document confirms that prior oral and/or written disclosure of agency was provided to him/her in this transaction (as required by WAC 308-124D-040).

Section 21.9 Computation of Time . The word “ day ” means “ calendar day ” herein, and the computation of time shall include all Saturdays, Sundays and holidays for purposes of determining time periods specified herein.

Section 21.10 Applicable Law .  This Lease shall be interpreted and construed under and pursuant to the laws of the State of Washington.

Section 21.11 Attorneys’ Fees . In the event either party requires the services of an attorney in connection with enforcing the terms of this Lease or in the event suit is brought for the recovery of any Rent due under this Lease for the breach of any covenant or condition of this Lease, or for the restitution of the Premises to Landlord, and/or eviction of Tenant during the Term of this Lease or after the expiration thereof, the prevailing party will be entitled to a reasonable sum for attorneys’ fees, witness fees, and other court costs, both at trial and on appeal.

Section 21.12 Termination . Upon the termination of this Lease by expiration of time or otherwise, the rights of Tenant and all persons claiming under Tenant in and to the Premises shall cease.

Section 21.13 Broker’s Commission . Tenant represents and warrants that it has incurred no liabilities or claims for brokerage commissions or finder’s fees in connection with the negotiation and/or execution of this Lease and that it has not dealt with or has any knowledge of any real estate broker/agent or salesperson in connection with this Lease except for those identified in the Lease Summary, whose commissions for this Lease transaction shall be paid by Landlord in accordance with a separate agreement between Landlord and such broker(s). Tenant agrees to indemnify, defend, and hold Landlord harmless from and against, all of such liabilities and claims (including, without limitation, attorneys’ fees and costs) made by any other broker/agent or salesperson claiming to represent Tenant in connection with this Lease.

Section 21.14 Signs or Advertising . The Tenant will not inscribe any inscription or post, place, or in any manner display any sign, notice, picture or poster or any advertising matter whatsoever, anywhere in or about the Premises or Building which can be seen from outside the Premises, without first obtaining Landlord’s written consent thereto, which shall not be unreasonably withheld, conditioned or delayed. Any consent so obtained from Landlord shall be with the understanding and agreement that Tenant will remove these items at the termination of the tenancy herein created and repair any damage or injury to the Premises or the Building caused thereby. Landlord will install and maintain a directory of tenants in the principal lobby entrance of the Building, and Landlord may, as it may determine from time to time, publish or advertise the tenancy list of the Building; Landlord shall install Tenant’s name on such directory at Landlord’s cost. Landlord shall also provide Tenant, at Landlord’s cost, with Building standard signage on the floor of the Building in

 

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which the Premises is located. Tenant shall not use photographs, drawings, or other renderings of the Building, the Building logo or tradename, or any other proprietary name, mark or symbol of Landlord without first obtaining Landlord’s prior written consent. Specific provisions regarding signage, if any, are set forth in Exhibit E .

Section 21.15 Transfer of Landlord’s Interest . In the event Landlord transfers its reversionary interest in the Premises or its rights under this Lease, other than a transfer for security purposes only, Landlord shall be relieved of all obligations occurring hereunder after the effective date of such transfer to the extent such obligations are assumed by the transferee,

Section 21.16 Counterparts . This Agreement may be executed by the parties in counterparts, and each counterpart Agreement shall be deemed to be an original hereof

Section 21.17 Quiet Enjoyment . Subject to the provisions of this Lease and conditioned upon performance of all of the provisions to be performed by Tenant hereunder, Landlord shall secure to Tenant during the Lease Term the quiet and peaceful possession of the Premises and all rights and privileges appertaining thereto.

Section 21.18 Authority . Each party hereto warrants that it has the authority to enter into this Agreement and that the signatories hereto have the authority to bind Landlord and Tenant, respectively. Landlord represents that it is the owner in fee simple of the Property.

Section 21.19 Name of Building . In the event Landlord chooses to change the name of the Building, Tenant agrees that such change shall not affect in any way its obligations under this Lease, and that, except for the name change, all terms and conditions of this Lease shall remain in full force and effect. Tenant agrees further that such name change shall not require a formal amendment to this Lease, but shall be effective upon Tenant’s receipt of written notification from Landlord of said change.

Section 21.20 Rules and Regulations . Tenant agrees to abide by and adhere to any reasonable rules and regulations for the Building, and all reasonable amendments thereto, which may be promulgated from time to time by Landlord which do not materially change the provisions of this Lease. The rules and regulations currently in effect upon the date of execution of this Lease are set forth as Exhibit D attached hereto. No rules and regulations may derogate Tenant’s rights under this Lease or impose material costs on Tenant.

Section 21.21 Lease Summary, Addendum and Exhibits . The Lease Summary, set forth in the opening pages of the Lease, as well as any Addenda and Exhibits to this Lease are hereby incorporated herein by reference.

Section 21.22 Survival . Those provisions of this Lease which, in order to be given full effect, require performance by either Landlord or Tenant following the termination of this Lease shall survive the Termination Date.

Section 21.23 Parking . During the term of the Lease, Landlord shall make available to Tenant the number of vehicle parking spaces identified in the Lease Summary (“ Stipulated Parking Spaces ”). The Stipulated Parking Spaces shall be available as unreserved and undesignated spaces. Tenant’s use of parking spaces shall be subject to the terms and conditions of the Parking Agreement and Parking Rules and Regulations attached hereto as Exhibit H . Specific provisions regarding parking, if any, are set forth in Exhibit E (including Tenant’s rights from time to time to lease fewer than the entirety of the Stipulated Parking Spaces.

 

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IN WITNESS WHEREOF , this Lease Agreement is executed on the day and year first written above.

 

TENANT : NANOSTRING TECHNOLOGIES, INC.,
a Washington corporation
By:

/s/ Wayne Burns

Wayne Burns, SVP Operations & Administration
LANDLORD : BLUME ROY BUILDING LLC,
a Washington limited liability company
By:

/s/ Bruce M. Blume

Bruce M. Blume, Manager

****[ Landlord and Tenant to initial Section 10.1.3 on Page 14 ] ****

 

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TENANT’S ACKNOWLEDGEMENT

 

STATE OF NEW YORK

)

) ss.

COUNTY OF NEW YORK

)

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgement is the person whose true signature appears on this document.

On this      day of December, 2013, before me personally appeared WAYNE BURNS, to me known to be the SVP Operations & Administration of NANOSTRING TECHNOLOGIES, INC., the corporation that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument.

WITNESS my hand and official seal hereto affixed the day and year first above written.

 

LOGO

 

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LANDLORD’S ACKNOWLEDGEMENT

 

STATE OF WASHINGTON

)

) ss.

COUNTY OF KING

)

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document.

On this 30 th  day of December, 2013, before me personally appeared BRUCE M. BLUME, to me known to be the Manager of BLUME ROY BUILDING LLC, the limited liability company that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said limited liability company, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument.

WITNESS my hand and official seal hereto affixed the day and year first above written.

 

 

LOGO

 

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EXHIBIT A

DEPICTION OF PREMISES AND FLOOR PLAN

 

 

LOGO

EXHIBIT A

 

-1-


 

LOGO

EXHIBIT A

 

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EXHIBIT B

DESCRIPTION OF PROPERTY

Parcel B, City of Seattle Short Plat Number 80-9, recorded under Recording Number 8003250665, being a portion of the Northwest quarter of the Southwest quarter of Section 29, Township 25 North, Range 4 East, W.M., in King County, Washington, and of Block 2, Howard Avenue Addition to the City of Seattle, according to the plat thereof recorded in Volume 13 of Plats, page 65, in King County, Washington

 

-1- EXHIBIT B


EXHIBIT C

TO

617 EASTLAKE BUILDING

OFFICE LEASE AGREEMENT

WORK LETTER FOR TENANT IMPROVEMENTS

 

A. LANDLORD’S WORK.

Landlord’s Work : Landlord agrees, to perform the work (the “Landlord’s Work” or ‘Tenant Improvements”) per the attached quotation prepared by Joseph S. Simmons Construction Inc (“ Construction Contractor ”), hereinafter referred to as the “ Final Plan ”. Landlord will engage the Construction Contractor and oversee the construction of the improvements described in the Final Plan (the “ Tenant Improvements ”), Landlord shall be financially responsible for the first $69,727.50 (“ TI Allowance ”) of the cost of the Tenant Improvements and shall use commercially reasonable efforts to manage the construction and installation of the Tenant Improvements such that the cost of the same will not exceed the amount quoted by the Construction Contractor as depicted in the Final Plan. Tenant shall be responsible for the cost of the Tenant Improvements in excess of the TI Allowance, and Tenant shall reimburse Landlord for any excess upon receipt of the Final Invoice from the Construction Contractor. If Tenant makes any changes to the approved space plan, the costs of such changes will be the responsibility of the Tenant but not in excess of the amount by which the final cost exceeds the TI Allowance. Notwithstanding anything to the contrary, the TI Allowance may be applied to construction costs, permits, Washington State sales tax, architectural fees, telecommunications and data equipment, cabling, security systems, moving costs and a construction management fee to be charged by Landlord and which shall not exceed two percent (2%) of the cost of the Tenant Improvements. Landlord shall pay the Construction Contractor directly and any other costs payable out of the TI Allowance shall be paid by Landlord within thirty (30) days of receipt of written invoice or the date all costs to be paid from the TI Allowance have been submitted to Landlord, whichever is later.

 

B. TENANT’S WORK

Tenant’s Work : The architect for Landlord’s Work shall be Weaver Architects, and their fees may at Tenant’s option be paid out of the TI Allowance in accordance with Paragraph A above. Tenant agrees to coordinate the preparation of all design and working drawings and specifications relating to completion of Tenant Improvements by Landlord. Tenant shall submit design drawings to Landlord for prior approval, which shall not be unreasonably withheld, conditioned or delayed. Tenant shall install telephone/data cabling, furniture, and other equipment in the Premises, provided that if the cost of the Tenant Improvements is less than the TI Allowance, then Tenant may apply any remaining portion of the TI Allowance toward such costs, which shall be paid by Landlord to Tenant within thirty (30) days of receipt of written invoice or the date all costs to be paid from the TI Allowance have been submitted to Landlord, whichever is later.

 

C. GENERAL REQUIREMENTS

1. Landlord’s Work shall be carried out with good workmanship and with new materials, which shall all be of a high quality and conforming to the best standards of practice, and shall not be in contravention of the laws, codes or regulations.

2. Landlord represents that all of Landlord’s Work shall be performed in a complete workman like manner. Landlord shall deliver the Premises to Tenant with all of Landlord’s Work completed in accordance with the plans and specifications setting forth Landlord’s Work. Landlord warrant to Tenant that Landlord’s work shall be free from defect, and that for a period of one year from delivery of the Premises to Tenant Landlord shall repair or replace any defective materials or work associated with Landlord’s Work.

 

-1- EXHIBIT C


3. At the completion of Tenant’s Work, Landlord shall leave the Premises clean and to the satisfaction of Landlord and shall remove all tools, equipment and surplus materials from the Premises and the Project and remove all waste material and refuse from the Premises and deposit them in places or in receptacles designated by Landlord. The final clean-up shall include the cleaning of all lighting fixtures, millwork units, store fronts and space which may be affected by the work.

4. If Landlord’s contractor neglects to carry out the work properly or fails to perform any work required by or in accordance with the Approved Final Plans, Landlord, shall within twenty (20) days written notice from Tenant complete the work, remedy the default or make good any deficiencies at Landlord’s expense.

5. Landlord shall indemnify and hold harmless Tenant from and against any and all claims arising out of work done by Landlord or its contractors and Landlord shall promptly cause to be removed any liens filed against title to the Premises.

6. Landlord shall perform its work expeditiously and efficiently and shall complete the same within the period stipulated in the Lease or any other agreement between the parties subject only to circumstances over which Landlord has no control and which by the exercise of due diligence could not have been avoided.

7. Landlord shall obtain from all contractors and subcontractors providing material and labor in the construction of the Tenant Improvements commercially reasonable warranties (including manufacturers’ warranties) for materials or labor as are typically available from such contractors or subcontractors. Such warranties shall run to Landlord and Tenant during the Term and thereafter to Landlord. Landlord shall provide copies of such warranties to Tenant upon request.

 

-2- EXHIBIT C


December 27 th , 2013

 

The Blume Company

617 Eastlake Ave E, Suite 340

Seattle, WA 98109

LOGO

Re: 617 Eastlake 4 th Floor – Nanostring T.I. 12.27.13

Mr. Greg Blume,

The following is our quotation for the tenant improvement work at 617 Eastlake Ave E, Seattle WA, 4 th Floor. Estimate is based on the provided plan and work letter by Weaver Architects 12.11.13, walk-thru, and clarifications below. A description of the work is as follows.

Demolition – Site protection and seal off work areas. Demolition of 86LF walls, doors, glazing, per plan. Disassemble glass and door aluminum frames. Demo carpet/pad/tack strips, marmoleum, and base throughout. X-ray concrete floor, core drills for break room plumbing. Haul and dispose of all debris.

9,537.

Rough Carpentry – Door bucks and rough openings for all new doors, relites, and glazing. Bracing for doors and glazing. Insulation above grid over walls at CEO office. Install glazing frames plywood thresholds at all new locations.

2,175.

Casework – Refer to provided shop drawings and elevations. Furnish and install P-lam casework uppers, lowers, and tops at break room, includes microwave cubby, as shown on plan and per provided shop drawings. Furnish and install P-lam casework uppers, lowers, and top at copy room per plan, as shown on provided shop drawings. Cabinets to be white melamine interiors. Includes standard P-lam selections TBD for countertops and exposed p-lam faces of cabinets.

7,897.

Doors, Frames, & Hardware – Includes all door stops and hinges. Quarter sliced White Ash doors (8 total) to be prefinished, matched to existing. Alpha Aluminum glass and door frames.

 

Offices : Furnish and install (3) 3’x8’ solid core doors Quarter Sliced White Ash doors with tempered 2’x6’ glass lites cut into door with Alpha Aluminum frames at offices per plan, sized to accept full height sidelite glazing. Hardware to match existing, mortise Corbin Russwin Dirke levers, keyed classroom function lock cylinders. Relocate existing frame, glazing, and door to Office #19 location.
Storage/Hall : Relocate pocket door from CEO office, install at storage room. Furnish and install (1) 3’x8’ door, same as above (no glass) with Alpha Aluminum frames, at storage corridor. Furnish and install electric strike at corridor for key card access.
Entry : Furnish and install double entry door, solid core door with Alpha Aluminum frame, with 2’x6’ glass lites cut into each door. Corbin Russwin mortise hardware, (2) closers, latch auto bolts (matches hardware of 3 rd floor Cobalt entry).
Hotel : Furnish and install (2) flush panel solid core 3’2“x8’white ash doors and trucks/guide at missing sliding doors.

13,914.

 

Page 1 of 3


Keying – Re-key (8) existing office cylinders. Includes (1) key per lock. Furnish and install Medeco cylinders at (2) new locks (office 18 and Entry), provide keying, and supply (1) key per lock. Keying to be matched to buildings master key.

935.

Glazing – Furnish and install 3/8” clear tempered glazing at (3) offices per plan, full height to grid in Alpha Aluminum frame (widths vary). Silicone joints where butted, exposed edges to be flat polished. Install relocated glass at office 19, silicone butt joints.

4,283.

Metal Framing & GWB – Frame new walls per plan up to grid. All new walls to have sound batt insulation. GWB both sides. Patching as needed at demolition locations. Includes smooth level 4 finish.

7,930.

Acoustical Ceiling – Replace damaged ceiling tiles, match building standard. Install grid trim at full height wall to be demolished to match adjacent grid style at NW corner. Minor alternations to grid for lighting relocations.

1,090.

Flooring – Furnish and install Shaw carpet tile Wander #37505 Myth (approximately 845 yards), includes additional yards for ashlar install waste. Furnish and install VCT per work letter, Armstrong Excelon Blue/Gray, Charcoal, and Little Green Apple (3 color pattern) at break room per plan. Furnish and install 4” rubber cove base throughout space at all walls, color TBD. Install rubber transition reducer at VCT/Carpet transition.

28,152.

Painting – Paint walls per attached paint plan. Prime and up to (2) coats latex finish at all new walls, up to grid, Two coats finish at existing walls.

8,520,

Plumbing – Rough-in supply and drain line for new plumbing fixtures, drain connection to be made in floor 3 office where sink was previously cut and capped (cobalt’s old break room). Furnish and install ADA sink, valve/fixture, water filter with two supply lines to coffee and dispenser. Hot water supply to be tied into buildings. Furnish and install dishwasher (non-ADA), included stainless steel GE model GDF520PSFSS, see attached cut sheet. Sink: 25x22 stainless steel with Moen ADA valce. Filter: Everpure water filtration system with spout.

4,810.

HVAC – Demo and cap unused ducting/grilles. Alterations throughout for new floor plan. Furnish and install (3) new supply air diffusers and modify/add ducting as needed. Relocate (5) diffusers and extend ducting as needed. Relocate (6) return air grilles and install sound boot at CEO office. Relocate (2) zone sensor t-stats due to demo. Comfort balance (4) VAV zones, these are the zones that are affected by the work. Includes mechanical design, engineering, and permit.

5,220.

 

Page 2 of 3


Electrical – Demo as needed for demolition. Relocate existing recessed light fixtures and re-lamp as needed. Remove pendant lights and wiring. Reconfigure lighting and switching per new layout. Reuse light fixtures as able to provide adequate lighting throughout while matching building standard and lighting pattern. Provide and install:

 

    (6) furniture feeds and connections (beyond what is existing) with data pull string/ring.

 

    (14) general purpose receptacles

 

    (16) data mud ring and string

 

    (4) dedicated GFCI receptacles at break room

 

    (1) timer switch at break room

 

    (2) break room counter GFCI outlets

 

    12 LF under cabinet lighting

 

    (1) dedicated 120V/20A for copier

 

    Install only (10) owner provided wall mounted linear office lights

 

    (4) recessed 2x2’s to match existing (in addition to 2x2’s being relocated)

 

    (6) occupancy sensor switches

16,958.

Access Controls — relocate server closet key card reader to new corridor door. Install card reader and make connection to electronic latch.

800.

General – Site supervision/management, continuous clean-up, final clean, small tools, dump fees, material hauling, truck fees / deliveries.

 

  8,850.   
  

 

 

 

Subtotal

  121,071.   

Overhead and Profit (11%)

  13,318.   
  

 

 

 

Estimate Amount (plus tax)

$ 134,389.00   

Sales Tax (9.5%)

  12,766.95   
  

 

 

 

Total (including tax)

$ 147,155.95   

Excludes : Building permit, engineering and architectural fees, glazing film, appliances (other than dishwasher), blinds, phone/data wiring and cabling, fire alarm work if required, after-hours work.

We look forward to working with you and please don’t hesitate to contact me with any questions.

Best Regards,

Matt Sinkula

Joseph S. Simmons Construction, Inc.

 

P.O. BOX 27089

LOGO

SEATTLE, WA 98165

(208) 352-7227

FAX (206) 362-0118

JOSEPSS 153 JD

 

Page 3 of 3


EXHIBIT D

RULES AND REGULATIONS

1. The sidewalks, halls, passages, elevators, stairways, exits and entrances of the Building shall not be obstructed by Tenant or used by it for any purpose other than for ingress and egress from the Premises. The halls, passages, exits, entrances, elevators, retail arcade, escalators, balconies and stairways are not for the use of the general public, and Landlord shall in all cases retain the right to control and prevent access to those areas by all persons whose presence in the judgment of Landlord would be prejudicial to the safety, character, reputation and interests of the Building and its tenants, provided that nothing in this Lease shall be construed to prevent access to persons with whom Tenant normally deals in the ordinary course of its business, unless those persons are engaged in illegal activities. Tenant shall not go upon the roof of the Building, except in areas that Landlord may designate as “Common Areas” from time to time.

2. The Premises shall not be used for lodging or sleeping. Unless ancillary to a restaurant or other food service use specifically authorized in Tenant’s Lease, no cooking shall be done or permitted by Tenant on the Premises, except that the preparation of hot beverages and use of microwave ovens for Tenant and its employees shall be permitted.

3. Landlord shall clean the leased Premises in manner reasonably standard and consistent with the Building as a first class building in Seattle, Washington, attached hereto, and except with the written consent of Landlord, no person or persons other than those approved by Landlord will be permitted to enter the Building for such purpose, but Tenant shall have the right to have an employee on the Premises for special and/or extraordinary cleaning as desired by Tenant and at Tenant’s expense. Tenant shall not cause unnecessary labor by reason of Tenant’s carelessness and indifference in the preservation of good order and cleanliness.

4. Tenant shall not alter any lock or install a new or additional lock or any bolt on any door of the Premises without first obtaining Landlord’s prior permission and then immediately furnishing Landlord with a key for any new or changed lock. Tenant, upon the termination of its tenancy, shall deliver to Landlord all keys and/or security cards to doors in the Building and the Premises that shall have been furnished to Tenant and in the event of loss of any keys and/or security cards so furnished, shall pay Landlord for the lost keys and/or security cards and changing of locks as a result of such loss.

5. The freight elevator shall be available for use by Tenant at no charge, subject to reasonable scheduling, as Landlord shall deem appropriate. The persons employed by Tenant to move equipment or other items in or out of the Building must be acceptable to Landlord. Landlord shall have the right to prescribe the weight, size and position of all equipment, materials, supplies, furniture or other property brought into the Building. No safes or other objects larger or heavier than the freight elevator of the Building is limited to carry shall be brought into or installed on the Premises without Landlord’s prior written consent. Heavy objects shall, if considered necessary by Landlord, stand on wood strips of thickness as is necessary to properly distribute the weight of those objects. Landlord will not be responsible for loss of or damage to any property from any cause, and all damage done to the Building by moving or maintaining Tenant’s property shall be repaired at the expense of Tenant. The moving of heavy objects shall occur only between those hours as may be designated by and only upon written notice to Landlord and the persons employed to move heavy objects in or out of the Building must be acceptable to Landlord.

6. Tenant shall not use or keep in the Premises or the Building any kerosene, gasoline or flammable or combustible fluid or materials or use any method of heating or air conditioning other than that supplied by Landlord. Tenant shall not sweep or throw or permit to be swept or thrown from the Premises any debris or other substance into any of the corridors, halls or lobbies or out of the doors or windows or into the stairways of the Building and Tenant shall not use, keep or permit to be used or kept any foul or noxious gas or

 

-1- EXHIBIT D


substance in the Premises. Tenant shall not use, keep or permit or suffer the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Building by reason of noise, odors and/or vibrations, or interfere in any way with other tenants or those having business in the Building.

7. During non-business hours and on holidays access to the Building, or to the halls, corridors or stairways in the Building, or to the Premises, may be refused unless the person seeking access is known to the Building and has a pass or is properly identified. Landlord shall in no case be liable for damages for the admission to or exclusion from the Building of any person whom Landlord has the right to exclude under Rule 1 above. In case of invasion, mob, riot, public excitement or other circumstances rendering that action advisable in Landlord’s opinion, Landlord reserves the right to prevent access to the Building during the continuance of that activity by taking those actions that Landlord may deem appropriate, including closing entrances to the Building.

8. Tenant shall see that the doors of the Premises are closed and securely locked when Tenant’s employees leave the Premises, after hours.

9. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed, no foreign substance of any kind whatsoever shall be deposited in any of them, and any damage resulting to them from Tenant’s misuse shall be paid for by Tenant.

10. Except with the prior written consent of Landlord, Tenant shall not sell, or permit the sale from the Premises of newspapers, magazines, periodicals, theater tickets or any other goods, merchandise or service, nor shall Tenant carry on, or permit or allow any employee or other person to carry on, business in or from the Premises for the service or accommodation of occupants of any other portion of the Building, nor shall the Premises be used for manufacturing of any kind, or for any business or activity other than that specifically provided for in Tenant’s Lease. No Tenant shall obtain for use upon the Premises ice, towel and other similar services, or accept barbering or shoe polishing services in the Premises, except from persons authorized by Landlord and at hours and under regulations fixed by Landlord.

11. Tenant shall not install any radio or television antenna, loudspeaker or other device on the roof or exterior walls of the Building.

12. Tenant shall not use in any space, or in the Common Areas of the Building, any hand trucks except those equipped with rubber tires and side guards or other material handling equipment as Landlord may approve. No other vehicles of any kind shall be brought by Tenant into the Building or kept in or about the Premises. All mail carts shall be equipped with rubber guards to protect elevators, doors and hallways.

13. No sign, advertisement or notice visible from the exterior of the Premises shall be inscribed, painted or affixed by Tenant on any part of the Building or the Premises without the prior written consent of Landlord. If Landlord shall have consented at anytime, whether before or after the execution of this Lease, that consent shall in no way operate as a waiver or release of any of the provisions of this Rule 13 or of this Lease, and shall be deemed to relate only to the particular sign, advertisement or notice so consented to by Landlord and shall not be construed as dispensing with the necessity of obtaining the specific written consent of Landlord with respect to each and every such sign, advertisement or notice other than the particular sign, advertisement or notice, as the case may be, so consented to by Landlord.

14. Except as shown in the design plan approved by Landlord, the sashes, sash doors, windows, glass relights, and any lights or skylights that reflect or admit light into the halls or other places of the Building shall not be covered or obstructed and, there shall be no hanging plants or other similar objects in the immediate vicinity of the windows or placed upon the window sills or hung from the window heads.

 

-2- EXHIBIT D


15. No tenant shall lay linoleum or other similar floor covering so that it is affixed to the floor of the Premises in any manner except by a paste, or other material which may easily be removed with water, the use of cement or other similar adhesive materials being expressly prohibited. The method of affixing any linoleum or other similar floor covering to the floor, as well as the method of affixing carpets or rugs to the Premises, shall be subject to approval by Landlord. The expense of repairing any damage resulting from a violation of this Rule 15 shall be borne by the Tenant by whom, or by whose agents, clerks, employees or visitors, the damage shall have been caused.

16. All loading, unloading, and delivery of merchandise, supplies, materials and furniture to the Premises shall be made during reasonable hours and in entryways and elevators, as Landlord shall designate. In its use of the building loading dock, Tenant shall not obstruct or permit the obstruction of loading areas, and at no time shall Tenant park vehicles in the loading areas except for loading and unloading.

17. Canvassing, soliciting, peddling or distribution of handbills or any other written material in the Building is prohibited and Tenant shall cooperate to prevent these activities.

18. Tenant shall not permit the use or the operation of any coin operated machines on the Premises, including, without limitation, vending machines, video games, pinball machines, or pay telephones without the prior written consent of Landlord.

19. Landlord may direct the use of all pest extermination and scavenger contractors throughout the Building and/or Premises at intervals as Landlord may require.

20. If Tenant desires telephone or telegraph connections, Landlord will direct service technicians as to where and how the wires are to be introduced. No boring or cutting for wires or otherwise shall be made without directions from Landlord,

21. Tenant shall immediately, upon request from Landlord (which request need not be in writing), reduce its lighting in the Premises for temporary periods designated by Landlord, when required in Landlord’s judgment to prevent overloads of mechanical or electrical systems of the Building.

22. Landlord reserves the right to select the name of the Building and to change the name as it may deem appropriate from time to time, and Tenant shall not refer to the Building by any name other than: (a) the names as selected by Landlord (as that name may be changed from time to time), or (b) the postal address, approved by the United States Post Office. Tenant shall not use the name of the Building in any respect other than as an address of its operation in the Building without the prior written consent of Landlord.

23. The requirements of Tenant will be attended to only upon application by telephone, email, or in person at the office of the Building manager. Employees of Landlord shall not perform any work or do anything outside of their regular duties unless under special instruction from Landlord.

24. Landlord may waive any one or more of the Rules and Regulations for the benefit of any particular tenant or tenants, but no waiver by Landlord shall be construed as a waiver of the Rules and Regulations in favor of any other tenant or tenants, nor prevent Landlord from thereafter enforcing any Rules and Regulations against any or all of the tenants in the Building.

25. Wherever the word “Tenant” occurs in these Rules and Regulations, it is understood and agreed that it shall mean Tenant’s assigns, subtenants, associates, agents, clerks, employees and visitors. Wherever the word “Landlord” occurs in these Rules and Regulations, it is understood and agreed that it shall mean Landlord’s assigns, agents, clerks, employees and visitors.

 

-3- EXHIBIT D


26. These Rules and Regulations are in addition to, and shall not be construed in any way to modify, alter or amend, in whole or part, the terms, covenants, agreements and conditions of any Lease of Premises in the Building.

27. Landlord reserves the right to make additional rules and regulations as in its judgment may from time to time be needed for the safety, care and cleanliness of the Building, and for the preservation of good order therein.

 

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EXHIBIT E

ADDITIONAL PROVISIONS

1. Option to Extend . Subject to the terms and conditions set forth in this Paragraph 1 , Landlord hereby grants Tenant the right to extend the term of the Lease for one (1) additional period of five (5) years (the “ Extension Term ”). Written notice of Tenant’s exercise of the option to extend (“ Option to Extend ”) the Term of this Lease for the Extension Term must be delivered to Landlord no less than six (6) months and no more than twelve (12) months prior to the then pending Termination Date. The rate for the Extension Term shall be fair market rent. If Tenant is in default under this Lease beyond applicable notice and cure periods, Tenant shall have no right to exercise its rights to extend the term of this Lease until such default is cured; provided, that the period of time within which said option may be exercised shall not be extended or enlarged by reason of Tenant’s inability to exercise said option because of a default. In the event Tenant fails to exercise the Option to Extend in the time periods contemplated above, the Term of this Lease shall expire upon the expiration of the then applicable Term, and Tenant shall have no further right to extend the Term hereof. In the event Tenant validly exercises the Option to Extend as herein provided, Basic Rent shall be adjusted as of the commencement date of an Extension Term as follows:

1.1 After exercise of the Option to Extend by Tenant, Landlord and Tenant shall attempt to agree upon Basic Rent for the Premises for the Extension Term, such rent to be the fair market rental value of the Premises for the Extension Term, as defined in Subsection 1.4 below. If the parties are unable to agree upon the Basic Rent for the Extension Term by the date which is four (4) months prior to the commencement of the Extension Term, then within fifteen (15) days thereafter each party, at its own cost and by giving notice to the other party, shall appoint a Real Estate Expert to set Basic Rent for the Extension Term. If a party does not appoint a Real Estate Expert within ten (10) days after the other party has given notice of the name of its Real Estate Expert, the single Real Estate Expert appointed shall be the sole Real Estate Expert and shall set Basic Rent for the Extension Term in accordance with the procedures set forth herein. If each party shall have so appointed a Real Estate Expert, the two Real Estate Experts shall meet promptly and attempt to select a third Real Estate Expert meeting the qualifications herein stated within fifteen (15) days after the last day the second Real Estate Expert is appointed. If the two Real Estate Experts are unable to agree on the third Real Estate Expert within such fifteen (15) day period, either of the parties to this Lease, by giving five (5) days’ notice to the other party, may apply to the then presiding judge of the Superior Court of King County for the selection of a third Real Estate Expert meeting the qualifications stated in this Section. The third Real Estate Expert, however selected, shall be a person who has not previously acted in any capacity for either party during the twenty-four (24) month period preceding the appointment.

1.2 Within fifteen (15) days after the selection of the third Real Estate Expert, each of Landlord and Tenant shall submit in written form to the third Real Estate Expert their respective determinations of the fair market rental value of the Premises. A party’s submission may include escalation provisions, indexed adjustments, or other features affecting the computation of Basic Rent that such party believes reflects market conditions at the time. Within thirty (30) days of his receipt of the submissions of Landlord and Tenant, the third Real Estate Expert shall determine Basic Rent for the Extension Term by selecting the submission that the third Real Estate Expert believes is closest to the actual fair market rental value. The fees and expenses of the third Real Estate Expert shall be borne by the party whose proposed fair market rental value was not selected by the third appraiser.

1.3 The Basic Rent applicable during the Extension Term shall be one hundred percent (100%) of the Basic Rent provided for in the submission that was selected by the third Real Estate Expert.

1.4 For purposes of the appraisal, the term “ fair market rental value ” shall mean the price that a ready and willing tenant would pay in a similar class building for similar premises, as of the Extension Term commencement date, as annual rent to a ready and willing landlord for the duration of the

 

-1- EXHIBIT E


Extension Term if such premises were exposed for lease on the open market for a reasonable period of time, taking into consideration concessions and other factors then prevalent in the market; provided, however, the Real Estate Experts are not authorized to incorporate any such concessions in their determination unless explicitly forming part of a party’s submission described in Paragraph 1.2 .

1.5 The Option to Extend granted to Tenant in this Lease is exclusive to the person or entity named as “Tenant” on page 1 of this Lease and/or any Permitted Transferee, and cannot be voluntarily or involuntarily assigned or exercised by any person or entity other than Tenant or a Permitted Transferee while Tenant is in full and actual possession of the Premises and without the intention of thereafter assigning or subletting. The Option to Extend herein granted to Tenant may not be separated from this Lease in any manner, by reservation or otherwise.

1.6 The term “Real Estate Expert” means either (i) an MAI real estate appraiser or (ii) a real estate broker with at least five (5) years full time commercial real estate leasing experience in the Seattle-Tacoma, Washington area immediately prior to his appointment, in either case (A) having a minimum of five (5) years’ experience in the Seattle, Washington commercial real estate market, (B) who shall be familiar with the valuation of comparable projects and leasable space in the Seattle, Washington market, and (C) who shall otherwise be qualified to act as an expert witness over objection to give opinion testimony addressed to the issue in a court of competent jurisdiction.

1.7 If, for any reason, Basic Rent for the Extension Term shall not have been determined pursuant to this Section 1 by the first day of the Extension Term, then Tenant shall (in addition to complying with all other terms and conditions of this Lease) continue to pay Basic Rent at the monthly rate in effect during the last month of the initial Lease Term and as otherwise set forth in this Lease and shall, within ten (10) business days’ notice of the final determination of the Basic Rent for the Extension Term, pay Landlord the difference, if any, in the Basic Rent for the Extension Term due pursuant to such determination and the amounts actually paid or shall receive a refund from Landlord of any overpayment.

1.8 When the Basic Rent for an Extension Term has been finally determined as provided herein, Landlord and Tenant shall promptly execute, acknowledge and deliver to the other party a written statement specifying therein the Basic Rent for an Extension Term.

1.9 Notwithstanding the foregoing, Tenant’s rights under this Paragraph 1 with respect to Space B (1.957 RSF) are conditioned on the non-exercise by March 1, 2016 (“ Labkey ”) of its right to expand the premises described in Labkey’s lease to include Space B. Landlord will timely notify Tenant of the exercise or non-exercise by Labkey of the expansion right. In the event Labkey exercises its expansion right, Tenant may exercise its rights under this Paragraph 1 with respect to Space A.

2. Right of First Opportunity . Landlord hereby grants Tenant a “ Right of First Opportunity ” to lease space which becomes available on Floors 2, 3 or 4 of the Building (the “ RFO Space ”), This Right of First Opportunity shall be exercisable during the Term of this Lease and is subject to the following terms, conditions, and limitations:

2.1 The Right of First Opportunity is subject and subordinate to all leases, options, expansion rights and rights of first offer/refusal affecting RFO Space in existence as of the date this Lease is executed; is not applicable to space occupied by a tenant who renews or extends a period of occupancy regardless of whether such tenant’s lease contains a renewal or extension provision); is not applicable to space added to a tenant’s lease in conjunction with the extension or renewal of such tenant’s occupancy regardless of whether such addition results from a contract right or negotiation; and is not applicable to RFO Space leased by Landlord prior to the Lease Commencement Date,

2.2 An RFO Space shall be deemed to be available for purposes of triggering Landlord’s Notice (as defined below) when (i) not less than nine (9) months remain in the term of any lease

 

-2- EXHIBIT E


for RFO Space or (ii) at such time as Landlord decides to market the space, whichever occurs first. If, however, the tenant who has possession of and/or rights to the RFO Space does not vacate the RFO Space as of the end of the lease term, Landlord shall have no liability to Tenant for failure to deliver possession of the RFO Space to Tenant at such time as the rights of the prior tenant to the RFO Space have terminated, and until the prior tenant has actually vacated the RFO Space.

2.3 Landlord shall give Tenant written notice (“ Landlord’s Notice ”) at such time as any RFO Space becomes available. Landlord’s Notice shall identify the area comprising the RFO Space and the minimum term Landlord proposes to lease the RFO Space. Tenant shall have five (5) business days from receipt of Landlord’s Notice to elect to lease the RFO Space described in Landlord’s Notice. Tenant must make this election by written notice to Landlord within this five (5) business day period. As a precondition to electing to take this RFO Space, Tenant must not be in default under this Lease at the time of Tenant’s election. If for any reason Tenant fails to duly and timely exercise its Right of First Opportunity, Landlord shall be free to lease all or any portion of the RFO Space covered by Landlord’s Notice to any third party.

2.4 If Tenant elects to lease the RFO Space covered by Landlord’s Notice, Tenant’s lease of the applicable RFO Space shall commence on the date Landlord tenders possession of the RFO Space to Tenant (the “ RFO Space Commencement Date ”) and shall be on terms identical to those set forth in this Lease, except that:

(a) Tenant shall not be entitled to any concessions with respect to the RFO Space other than a tenant improvement allowance equal to $7.50 per square foot of rentable area comprising the RFO Space; provided , however , if the minimum term is less than 31 months, the tenant improvement allowance shall equal $7.50 per square foot of rentable area comprising the RFO Space multiplied by a fraction, the numerator of which is the number of months comprising the minimum term and the denominator of which is a factor equal to 31 months;

(b) the term for the RFO Space shall the minimum term identified in Landlord’s Notice; and

(e) Base Rent for each calendar month during term of the RFO Space shall be the same rate per square foot of rentable area shown in the Lease Summary for such month for “Space A” space. For any portion of the term of the RFO Space beyond Month 31 depicted in the Lease Summary, Base Rent shall be the greater of (i) the amount that would appear in the Lease Summary for the Space A space had the schedule continued by annual increases of $0.75 per square foot of rentable area per year or (ii) the then current “fair market rental value” of such space. If Landlord and Tenant are unable to agree on the “fair market rental value” for the RFO Space for the remaining balance of the term of the RFO Space subsequent to Month 31 of this Lease, then such “fair market rental value” shall be determined in accordance with the provisions of Paragraph 1 of this Exhibit E .

2.5 If Tenant fails to lease the RFO Space covered by Landlord’s Notice, and Landlord fails to execute a lease for all or a portion of the RFO Space within 180 days of the expiration of Tenant’s five (5) business day period to exercise, Landlord shall be obligated to deliver a new Landlord Notice before leasing RFO Space.

2.6 Notwithstanding anything to the contrary in this Paragraph 2 , this Right of First Opportunity shall automatically terminate on the date which is nine (9) months prior to the expiration of the Term (including any extension options to the extent that such options are exercised by Tenant).

2.7 This option is personal to Tenant and may not be exercised or be assigned, voluntarily or involuntarily, by or to any person or entity other than Tenant.

 

-3- EXHIBIT E


3.1 Right of First Refusal . Landlord grants to Tenant an ongoing right of first refusal (ROFR) during the Lease Term for the suite on the second floor comprised of approximately 2,613 RSF and the suite on the third floor comprised of approximately 2,727 RSF. In the event Landlord has a bona fide offer from a third party to lease any ROFR space during the Lease Term, Landlord shall provide Tenant with written notice thereof (“ROFR Notice”) before entering into a lease of applicable ROFR space with such third party. Landlord’s ROFR Notice shall include all of the terms (e.g., rent, term, tenant improvement allowance, free rent, delivery date, etc.) upon which Landlord is willing to enter into a lease with such third party for the applicable ROFR Space.

Within five (5) business days following its receipt of a ROFR Notice, Tenant shall advise Landlord in writing whether Tenant elects to lease the applicable ROFR Space. If Tenant fails to notify Landlord of Tenant’s election within said five (5) business day period, then Tenant shall be deemed to have elected not to lease the ROFR Space according to the terms of the ROFR Notice.

3. Operating Expenses . Notwithstanding anything to the contrary contained in Section 4.2 , that portion of Total Operating Expenses consisting of Controllable Operating Expenses shall not increase from one Lease Year to the next by more than five (5%) percent, on a non-cumulative basis. As used herein, the term “ Controllable Operating Expenses ” shall mean all Operating Expenses other than taxes, insurance premiums, water, electricity and other utility costs, snow and ice removal costs, windstorm restoration costs, amortized portions of capital expenditures described in Section 4.2 , and such other costs or expenses that are not consistently incurred (or are not consistently incurred on the same basis) during each Lease Year.

4. Parking . Parking in the building’s underground parking facility shall be at monthly market rates as described in Exhibit G . During the term of the Lease, as the same may be extended, Tenant shall have the option to use up to, and Landlord the obligation to provide, a number of parking spaces equal to the Stipulated Parking Space in the building garage on a non-exclusive, unreserved basis. Tenant shall inform Landlord in writing the number of parking spaces that Tenant desires to use from time to time (which shall not exceed a number of parking spaces equal to the Stipulated Parking Spaces unless otherwise agreed to by Landlord). Tenant may relinquish spaces as of the end of a calendar month upon a minimum of 30 days’ notice to Landlord. Tenant may increase spaces (up to a number equal to the Stipulated Parking Spaces) as of the first day of a calendar month on a minimum of 60 days’ notice to Landlord. When available, Landlord will make additional parking available to Tenant on a month-to-month basis. Amounts payable by Tenant for parking is “Rent” for purposes of this Lease.

5. Early Access . Landlord and Tenant shall mutually cooperate to provide Tenant early access to the Premises a maximum of fourteen (14) days prior to the Substantial Completion of the Tenant Improvements for furniture, fixtures and equipment “FF&E” installation. Tenant shall not owe any Rent or Additional Rent for such period of early access. Landlord and Tenant acknowledge that the anticipated construction schedule and resulting time constraints may preclude Tenant from all or a portion of the desired early access period.

6. Storage . Landlord licenses to Tenant, and Tenant agrees to pay storage rent for, 730 square feet of storage space on the P3 level of the building parking garage and depicted on the second page of Exhibit A at the rate of $14.00 per square foot, during the term as the same may be extended. The storage rent shall be payable on the first day of each month during the Term. Storage rent constitutes “Rent” for purposes of this Lease.

7. Commencement Date Prior to Substantial Completion . Based on the tight construction schedule, Tenant, Landlord and its contractor shall each have access to the space upon lease execution as needed in order to complete the Tenant Improvements as efficiently as possible. Each of these parties agrees to coordinate with its counterparts on access, construction and installation items to allow for the most expeditious timeline but without creating disruption to its counterparts.

 

-4- EXHIBIT E


EXHIBIT F

ESTOPPEL CERTIFICATE

(FORM)

 

 

(“ Lender ”)

 

 

 

(“ Landlord ”)

OFFICE TENANT ESTOPPEL CERTIFICATE

 

Re: Lease Dated:

 

Commencement Date:

 

Termination Date:

 

Landlord:

 

Tenant:

 

Premises:

Approximately      sq. ft. located at Suite     ,

Seattle, Washington (“ Premises ”)

Tenant under the above-described lease (the “Lease”) hereby certifies to Lender, Landlord and to any prospective purchaser as follows:

1. Attached hereto is a true, correct and complete copy of the Lease, the Premises of which are more particularly described in the Lease. The Lease represents the entire agreement between the parties as to the Premises and is now in full force and effect. All provisions of the Lease and the amendments thereto (if any) referred to above are hereby ratified.

2. The term of the Lease commenced on             ,         . Rent commenced to accrue on             ,         .

3. Tenant entered into occupancy of the Premises on or about             ,         . Tenant opened for business at the Premises on or about             ,         .

4. The initial term of the Lease shall expire on             , 20    , with                     (            ) renewal option(s) of a period of                 (            ) years each, or as set forth in the Lease.

5. The Lease has not been amended, modified, supplemented, or assigned, except as follows:

 

 

 

(if none, so state)

6. To Tenant’s knowledge, all conditions of the Lease to be performed by Landlord thereunder and necessary to the enforceability of the Lease have been satisfied, except as follows:

 

 

 

(if none, so state)

 

-1- EXHIBIT F


7. Tenant acknowledges that the Lease has been (or will be) assigned to Lender.

8. The amount of fixed monthly rent is currently $        .

9. The amount of the security deposit (if arty) deposited by Tenant is $        . No other security deposits have been made.

10. Tenant is paying the full rental under the Lease, which rental has been paid in full as of the date hereof. No rental under the Lease has been paid for more than thirty (30) days in advance of its due date, except as required by the Lease.

11. To Tenant’s knowledge, there are no defaults on the part of Landlord under the Lease, and to Tenant’s knowledge, there are no events currently existing (or with the passage of time, giving of notice or both, would exist) which give Tenant the right to cancel or terminate the Lease, except as follows:

 

 

12. To Tenant’s knowledge, Tenant has no defense as to its obligations under the Lease and claims no setoff or counterclaim against Landlord, except as follows:

 

 

 

 

13. Tenant has no right to any concession (rental or otherwise) or similar compensation in connection with renting the space it occupies, except as provided in the Lease.

14. There are no actions, whether voluntary or otherwise, pending against the undersigned or any guarantor of Tenant’s obligations under the Lease pursuant to the bankruptcy or insolvency laws of the United States or any state thereof.

15. Tenant’s address for notices under the terms of the Lease is:

 

 

 

 

DATED:             ,         .

 

TENANT:

 

,
a

 

By:

 

Its:

 

Attachment - Lease

 

-2- EXHIBIT F


EXHIBIT G

SUBORDINATION AGREEMENT

(FORM)

SUBORDINATION, ATTORNMENT,

NOTICE AND NON-DISTURBANCE AGREEMENT

THIS AGREEMENT is made as of the      day of             ,         , by and between                                          (“ Tenant ”), and                                          (“ Lender ”).

RECITALS:

A. Tenant entered into a certain lease (the “ Lease ”), dated the      day of             ,         , with                                  (“ Landlord ”), pertaining to certain improvements (the “ Improvements ”) constructed on land located in King County, Washington, described on Exhibit A (the land and the improvements are hereafter called “the Property”).

B. Lender [continues to] provide financing to Landlord (the “ Loan ”) which is secured by a Deed of Trust, Security Agreement and Financing Statement from Landlord recorded in the records of King County, Washington, creating a valid first lien on the Property and a valid Deed of Trust (the Deed of Trust and all renewals, modifications, substitutions, extensions and replacements thereof, including increases in the indebtedness secured thereby, are hereafter collectively called the “ Deed of Trust ”).

C. Lender has required that Tenant subordinate its interest in the Lease to the Deed of Trust and agree to attorn to Lender as a condition precedent to the making of the Loans.

NOW, THEREFORE , in consideration of the foregoing facts and the mutual covenants set forth herein, Tenant and Lender hereby agree as follows, notwithstanding anything contained in the Lease to the contrary;

1. Tenant agrees that the Lease and the rights of Tenant thereunder are and shall remain subordinate to the Deed of Trust and all renewals, extensions, and modifications thereof.

2. Lender agrees that Lender will not disturb the possession of Tenant under the Lease upon any judicial or nonjudicial foreclosure of the Deed of Trust, or upon acquiring title to the Property by deed in lieu of foreclosure if Tenant is not then in default under the Lease or hereunder beyond applicable notice and cure periods.

3. In the event of the foreclosure of the Deed of Trust, judicially or nonjudicially, or if title to the Property is conveyed by deed in lieu of foreclosure, Tenant agrees to attorn to and accept the purchaser(s) at the foreclosure sale(s) conducted pursuant to the Deed of Trust or the grantee(s) in such deed(s) in lieu of foreclosure and his or its (or their) heirs, legal representatives, successors and assigns as Landlord under the Lease for the balance then remaining of the term thereof, subject to all terms and conditions of the Lease; provided , however , that in no event shall any such purchaser (or grantee) of the Property or the holder of the Deed of Trust be; (i) liable for obligations or acts of Landlord occurring or arising prior to the date of such foreclosure or deed on lieu of foreclosure, (ii) liable for any rent paid in advance by Tenant for any period beyond the month in which Lender succeeds to the interest of Landlord under the Lease, (iii) subject to any offsets or defenses which Tenant may have against any prior Landlord, (iv) bound by any previous amendment or modification of the Lease or any waiver or forbearance by Landlord unless the same was

 

-1- EXHIBIT G


approved in writing by Lender. Lender shall have no obligation and shall incur no liability with respect to construction of the Improvements or any tenant improvement work for Tenant’s use and occupancy at the commencement of the term of the Lease, but if any such obligation has not been fully performed as of the date Lender obtains title to the Property, Tenant shall have the option to terminate the Lease unless Lender delivers written notice to Tenant expressly assuming such obligations within thirty (30) days after the foreclosure sale or acceptance of the deed in lieu of foreclosure.

4. Tenant agrees that with respect to any written notice required to be given to Landlord under the Lease, a copy of such notice shall be delivered to Lender. Tenant also agrees to give Lender notice of each default of Landlord and any successor landlord under the Lease and thirty (30) days to cure such default prior to the exercise by Tenant of any right to terminate the Lease; provided that , if such default is of a nature that it is not capable of being cured within a 30-day period, Tenant shall not exercise any such right to terminate the Lease if Lender is diligently pursuing such cure. With respect to a default which is personal to Landlord such as bankruptcy and thus not capable of being cured by Lender or a default which is not capable of being cured without possession of the Property, Lender shall be deemed to be curing such default if, within such 30-day period, Lender commences and thereafter pursues (subject to any judicial stays, injunctions, or other delays) foreclosure proceedings with respect to the Property.

5. Any notice required or permitted to be delivered hereunder shall be deemed to be delivered, whether actually received or not, when deposited in the United States Mail, postage prepaid, registered or certified mail, return receipt requested, addressed to the parties hereto at the respective addresses set out opposite their names below, or such other addresses as they have heretofore specified by written notice delivered in accordance herewith:

 

Tenant:

 

 

 

Lender:

 

 

 

6. Tenant shall not pay rental under the Lease for more than one month in advance.

7. Tenant acknowledges that as of the date of execution of this Agreement, there is no default by the Landlord under the terms of the Lease and the Lease is in full force and effect.

8. Nothing in this Agreement shall be construed to require Lender to see to the application of the proceeds of the Loan, and Tenant’s agreement set forth herein shall not be impaired on account of any modifications of the documents evidencing and securing the Loans.

9. This Agreement shall be binding upon and shall inure to the benefit of the parties hereto and to their successors and assigns.

 

-2- EXHIBIT G


EXECUTED as of the date set out above and all documents attached hereto will be effective on the date stated above.

 

TENANT:

 

a

 

By:

 

Its:

 

LENDER:

 

a

 

By:

 

Its:

 

 

-3- EXHIBIT G


EXHIBIT H

PARKING AGREEMENT

AND

PARKING RULES AND REGULATIONS

PARKING AGREEMENT

Unless terminated as set forth herein, so long as the lease to which this Parking Agreement is attached (hereinafter the “ Lease ”) remains in effect, and so long as the Rules and Regulations adopted by Landlord are not violated, Tenant shall the option to rent from Landlord, and Landlord hereby agrees that Tenant shall have the option to rent, for use by Tenant and Tenant’s customers and employees, on a non-reserved and non-exclusive basis, up to the Stipulated Parking Spaces (as defined in the Lease) in the parking garage comprising a part of the Building (“ Garage ”). Tenant may validate customer parking by such methods or methods as Landlord or Landlords’ Parking Operator (“ Operator ”) may approve, at the validation rate and from time to time generally applicable to visitor parking. Landlord expressly reserves the right to designate parking areas and to modify the parking structure for other uses or to any extent. Monthly parking charges and periodic adjustments thereto are addressed in Exhibit E .

The following Rules and Regulations, including the sticker, plastic card or other identification system (“ Parking Identification ”) established by operator, are in effect until notice is given to Tenant of any change. Landlord reserves the right to modify and/or adopt such other reasonable and non-discriminatory Rules and Regulations for the Garage as it deems necessary for the operation of the Garage. Landlord may refuse to permit any person who violates the Rules and Regulations to park in the Garage, and any violation of these Rules and Regulations may result, in the operator’s full discretion, in the violator’s vehicle being barreled at a charge of $50.00 and/or removed at the violator’s expense. In either of said events, the Parking Identification supplied by Landlord may be requested by Landlord and must then be returned to Landlord.

RULES AND REGULATIONS

 

1. Garage hours are posted at the entrance and exits of the Garage. Landlord reserves the right to adjust such hours provided that the hours for visitor parking shall not be less than Monday through Friday from 7:00 a.m. to 7:00 p.m.

 

2. Vehicles must be parked entirely within stall lines painted on the floor.

 

3. Monthly parkers may park in any open space not designated “reserved”, “handicapped” or “no parking”.

 

4. All directional signs and arrows must be observed.

 

5. The speed limit shall be 5 miles per hour.

 

6. Parking is prohibited:

 

  a. In areas not striped for parking;

 

  b. In aisles;

 

  c. Where “no parking” signs are posted;

 

  d. In cross-hatched areas;

 

-1- EXHIBIT H


  e. In such other areas as may be designated by operator;

 

  f. In compact stalls by oversized vehicles.

 

7. The Parking Identification supplied by Landlord or operator shall remain the property of Landlord. Such Parking Identification must be displayed as requested and may not be mutilated in any manner. The serial number of the Parking Identification may not be obliterated. Parking Identification may be transferable upon prior authorization by Operator, but any Parking Identification in the possession of an unauthorized holder will be void.

 

8. The monthly rate for rental of parking spaces is payable in advance and must be paid on or before the first day of each month. No deductions or allowances from the monthly rate will be made for days the designated parker does not use the Garage.

 

9. Parking managers or attendants are not authorized to make or allow any exceptions to these Rules and Regulations.

 

10. Every designated parker is required to park and lock his own vehicle. All responsibility for damage to vehicles or persons while in the Garage is assumed by the designated parker.

 

11. Loss or theft of Parking Identification from vehicles must be reported to the Operator immediately.

 

  a. Any Parking Identification reported lost or stolen found on any unauthorized vehicle will be confiscated and the holder will be subject to prosecution.

 

  b. Any Parking Identification found by the user must be reported to the Operator immediately to avoid confusion.

 

12. Spaces are for the express purpose of parking one vehicle per space. Washing, waxing, cleaning or servicing of any vehicle by the designated parker and/or his agents is prohibited.

 

13. Parking shall be for motor vehicles only. Trailers, or similar transport vehicles designed to be towed by a motor vehicle, shall be prohibited.

 

14. Operator reserves the right to refuse the sale of monthly stickers or other Parking Identification to any Tenant or person and/or his agents or representatives who willfully refuse to comply with the above Rules and Regulations and all posted city, state or federal ordinances, or laws or agreements.

 

15. Tenant shall acquaint all persons to whom Tenant assigns parking spaces of these Rules and Regulations.

 

16. Landlord shall not be responsible for any theft and/or vandalism to designated parker’s vehicle or its contents while in the Garage.

 

17. If designated parker forgets Parking Identification and a daily ticket is pulled, that ticket must be presented for validation to the Operator the same day prior to exiting the Garage or otherwise, the posted daily parking rate will apply.

 

18. Parking privileges shall be on an unassigned or executive valet basis as designated by Operator.

 

-2- EXHIBIT H


19. Garage monthly parking charges may be adjusted from time to time by Landlord; provided that the initial monthly parking charge shall be $250.00 per month per space and the same shall not be increased within the first twelve (12) months of the term.

 

20. Upon receipt of payment, a fully completed signed parking application, and this Agreement, by operator, the designated parker will be issued Parking Identification to be used to gain access to the Garage. Only one Parking Identification will be issued and it is the responsibility of the designated parker to transfer the Parking Identification if they have more than one vehicle. Payment of the monthly parking is the responsibility of the Tenant. Parking access may be restricted depending on the parking area selected. Monthly parkers taking tickets to gain access to a restricted area will be responsible for payment of the posted parking rate upon exiting.

 

21. Monthly parking fees are due and payable in advance on the first day of the month. If the monthly parking fee is not paid by the fifth working day of the month, Operator will terminate the monthly parking privileges and have the designated parker’s Parking Identification, if applicable, deleted from the system, denying access to the parking areas. If the fifth of the month falls on a weekend or holiday, the next business day will apply.

 

22. There are no refunds granted for monthly parking for any reason.

 

-3- EXHIBIT H


AMENDMENT NO. 1

TO

OFFICE LEASE AGREEMENT

THIS AMENDMENT NO. 1 TO THE OFFICE LEASE AGREEMENT (“First Amendment”) is made and entered into effective as of November 18, 2014 (“Effective Date”), by and between BLUME ROY BUILDING LLC, a Washington Limited Liability Company , (“ Landlord ”) and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“ Tenant ”).

RECITALS

A. Landlord and Tenant entered into a certain Office Lease Agreement dated December 26, 2013 (“Initial Lease”), concerning 8,754 square feet of space (“Premises”) in the building commonly known as 617 Eastlake Building (“Building”) and located at 617 Eastlake Ave E, Suite 410, Seattle, Washington. As used herein, “Lease” shall mean the Initial Lease as modified by this First Amendment.

B. Landlord and Tenant have agreed to modify the Initial Lease to increase size of Premises and to extend the Lease Term.

C. Capitalized terms not defined in this First Amendment shall have the meaning assigned to such terms in the Initial Lease.

NOW , THEREFORE , in consideration of the foregoing, together with other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant agree as follows:

ARTICLE 22. That part of the Premises consisting of Suite #410 shall be increased by an additional 14,327 rentable square feet of space known as Suite #500, as depicted in Exhibit A, on February 1, 2015. Landlord shall use reasonable best efforts to have the Tenant Improvements completed by the Addition Date of February 1, 2015. Landlord and Tenant shall reasonably cooperate to minimize the impact of Landlord’s performance of the Tenant Improvements on Tenant’s use of the Premises.

Tenant shall have access to Suite #500 as of the date of mutual execution and delivery of this First Amendment for purposes of installing its furniture, fixtures, cabling and equipment; provided that Tenant shall coordinate with Landlord’s activities in the suite and comply with Landlord’s reasonable directives. Any such early access or occupancy by Tenant shall be subject to the terms and conditions of the Lease except that Tenant shall not be required to pay Basic Rent or Operating Expenses during or with respect to such early access period.

ARTICLE 23. As of the Addition Date, February 1, 2015, Section 1.1 a, b and c of the Initial Lease shall be deleted in their entirety and replaced with:

The Premises

 

Section 23.1 Total Rentable Area: 23,081 sq. ft.*

 

* Total Rentable Area will be adjusted to 21,124 if LabKey properly exercises its right to expand into that certain 1,957 rentable square feet of space referred to as Space B in the Initial Lease.

 

Section 23.2 Floor Location: Floor Four and Five
Section 23.3 Suite Number(s):             410 and 500

ARTICLE 24. Section 3.1 of the Lease Summary shall be deleted in its entirety and replaced with:

 

Section 24.1 Addition Date: February 1, 2015


The Term of the Lease is hereby extended for a period of one hundred twenty (120) full calendar months, commencing on the Addition Date and expiring on the last day of the one-hundred twentieth (120th) full calendar month after the Addition Date (“Termination Date”); provided that if Tenant so elects, in Tenant’s sole discretion, the Term of the Lease will instead be extended for a period of up to one hundred thirty-eight (138) full calendar months, commencing on the Addition Date and expiring on the last day of the designated full calendar month after the Addition Date (“Alternative Term”). Tenant may implement the Alternative Term by providing written notice to Landlord of its election within eighteen (18) months of the Effective Date. The Alternative Term shall be on the same terms and conditions of this Lease, as if it was originally stated in this First Amendment, with Basic Rent continuing to increase annually at a rate of seventy-five cents ($0.75) per rentable square feet.

ARTICLE 25. Effective February 1, 2015 through January 31, 2016, rent shall be abated for suite 410. As of the Addition Date, Section 4.1 of the Lease Summary of the Initial Lease shall be deleted in its entirety and replaced with the Basic Rent outlined in Table A for the expanded Premises. Should the neighboring tenant, LabKey, properly exercise its right to expand into Space B by March 1, 2016 and take occupancy September 1, 2016, then Landlord and Tenant shall follow the adjusted Basic Rent Table B. Landlord hereby agrees to use reasonable best efforts to persuade Labkey to waive or otherwise delay the exercise of its right to expand. If LabKey does expand into Space B, Nanostring agrees to vacate Space B by July 31, 2016 for Landlord to make necessary alterations to the space.

Table A

 

Period

   RSF      Monthly Rent      PSF  

2/1/15 – 1/31/16

     14,327       $ 38,205.33       $ 32.00   

2/1/16 – 1/31/17

     23,081       $ 63,472.75       $ 33.00   

2/1/17 – 1/31/18

     23,081       $ 64,915.31       $ 33.75   

2/1/18 – 1/31/19

     23,081       $ 66,357.88       $ 34.50   

2/1/19 – 1/31/20

     23,081       $ 67,800.44       $ 35.25   

2/1/20 – 1/31/21

     23,081       $ 69,243.00       $ 36.00   

2/1/21 – 1/31/22

     23,081       $ 70,685.56       $ 36.75   

2/1/22 – 1/31/23

     23,081       $ 72,128.13       $ 37.50   

2/1/23 – 1/31/24

     23,081       $ 73,570.69       $ 38.25   

2/1/24 – 1/31/25

     23,081       $ 75,013.25       $ 39.00   

Table B

 

Period

   RSF      Monthly Rent      PSF  

2/1/15 – 1/31/16

     14,327       $ 38,205.33       $ 32.00   

2/1/16 – 7/31/16

     23,081       $ 63,472.75       $ 33.00   

8/1/16 – 1/31/17

     21,142       $ 58,091.00       $ 33.00   

2/1/17 – 11/31/18

     21,124       $ 59,411.25       $ 33.75   

2/1/18 – 1/31/19

     21,124       $ 60,731.50       $ 34.50   

2/1/19 – 1/31/20

     21,124       $ 62,051.75       $ 35.25   

2/1/20 – 1/31/21

     21,124       $ 63,372.00       $ 36.00   

2/1/21 – 1/31/22

     21,124       $ 64,692.25       $ 36.75   

2/1/22 – 1/31/23

     21,124       $ 66,012.50       $ 37.50   

2/1/23 – 1/31/24

     21,124       $ 67,332.75       $ 38.25   

2/1/24 – 1/31/25

     21,124       $ 68,653.00       $ 39.00   


ARTICLE 26. As of the Addition Date, Section 4.2 of the Lease Summary of the Initial Lease shall be deleted in its entirety and replaced with

 

Section 26.1

Tenant’s Proportionate Share: 28%*

 

* Tenant’s Proportionate Share will be adjusted to 25% if LabKey properly exercises its right to expand into that certain 1,957 rentable square feet of space referred to as Space B in the Initial Lease. Landlord acknowledges and agrees that Section 3 (Operating Expenses) of Exhibit E to the Initial Lease remains in full force and effect.

 

Section 26.2 Base Year: 2015

ARTICLE 27. Section 5.1 of the Lease Summary of the Initial Lease shall be deleted in its entirety and replaced with

 

Security Deposit:

$ 75,013.25   

Landlord acknowledges that it currently holds a security deposit in the amount of $23,101.42 in connection with Tenant’s lease of Suite #410. Tenant shall deliver the remaining portion of the revised Security Deposit (i.e., $51,911.83) to Landlord with its delivery of this First Amendment.

ARTICLE 28. Parking . In addition to the parking spaces stipulated in the Initial Lease, Tenant shall have the right but not the obligation to enter into parking contracts for twenty-one (21) additional parking stalls, in the building’s underground parking facility at monthly market rates (currently $250 per stall per month).

ARTICLE 29. Sublease and Assignment .

Section 29.1 Clauses one (1) and two (2) in the fifth sentence of Section 12.1 of the Initial Lease are hereby deleted and of no further force and effect. Further, the last sentence of Section 12.1 of the Initial Lease is hereby deleted and of no further force and effect.

ARTICLE 30. Signage . Tenant shall have the right, at its sole cost, to install exterior building signage above the fifth floor, subject to Landlord’s prior approval, which approval shall not be unreasonably conditioned, delayed or withheld, and in accordance with all applicable city codes. Landlord shall, at its sole cost, by the Addition Date provide Tenant with building-standard signage in the main lobby and fifth floor lobby in connection with Tenant’s lease of Suite #500.

ARTICLE 31. Option to Extend . Landlord and Tenant acknowledge and agree that Tenant’s Option to Extend, as set forth in Section 1 of Exhibit E to the Initial Lease, remains in full force and effect, except that, and notwithstanding anything to the contrary in the Lease, such Option shall be for a period of three (3) years (“Extension Term”).

ARTICLE 32. Right of First Opportunity . Landlord and Tenant acknowledge and agree that Tenant’s Right of First Opportunity, as set forth in Section 2 of Exhibit E to the Initial Lease, remains in full force and effect, except that, and notwithstanding anything to the contrary in the Lease, Paragraphs 2.4(a) and (c) thereof are hereby deleted and the following is added as a new Paragraph 2.4(a):

Basic Rent for each calendar month during the term of the RFO Space shall be the same rate per square foot of rentable area shown in the Lease Summary for such month for the Premises. For any portion of the term of the RFO Space beyond Month 120 depicted in the Lease Summary, Basic Rent shall be the fair market rent as defined in Exhibit E, Section 1 of the Initial Lease.

ARTICLE 33. Right of First Refusal . Landlord and Tenant acknowledge and agree that Tenant’s Right of First Refusal, as set forth in Section 3.1 of Exhibit E to the Initial Lease, remains in full force and effect.

ARTICLE 34. Brokers . Landlord was represented in this transaction by CBRE, Inc. Tenant warrants to Landlord that Tenant has not dealt with any brokerage company in connection with the negotiation or execution of this First Amendment other than Flinn Ferguson. Tenant’s broker shall be compensated by


Landlord in connection with this First Amendment pursuant to a separate agreement. Landlord and Tenant shall each indemnify, defend, and hold the other harmless from and against all costs, expenses, attorneys’ fees, liens, and other liability for commissions or other compensation claimed by any other broker or agent claiming the same by, through, or under such party, other than such party’s broker. The foregoing indemnity shall survive the expiration or earlier termination of the Lease.

ARTICLE 35. Effective Date of Modifications . The amendments and modifications provided for in this First Amendment shall be effective upon the mutual execution and delivery of this First Amendment, except as otherwise expressly set forth in this First Amendment.

ARTICLE 36. Ratification . Except as specifically modified as set forth in this First Amendment, Landlord and Tenant ratify and confirm the Initial Lease and all provisions contained therein as originally executed.

IN WITNESS WHEREOF , this First Amendment is executed effective as of the day and year first written above.

 

TENANT: NANOSTRING TECHNOLGIES, INC.,
a Delaware corporation
By:

/s/ Wayne Burns

WAYNE BURNS
SVR Operations & Administration
LANDLORD: BLUME ROY BUILDING LLC,
a Washington limited liability company
By:

/s/ Bruce Blume

BRUCE M. BLUME
Manager


TENANT’S ACKNOWLEDGEMENT

 

STATE OF WASHINGTON

)

) ss.

COUNTY OF KING

)

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgement is the person whose true signature appears on this document.

On this 18th day of November , 2014, before me before me personally appeared WAYNE BURNS to me known to be the SVP Operations & Administration of NANOSTRING TECHNOLOGIES, INC., the Delaware corporation , that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument and that the seal affixed, if any is the corporate seal of said corporation.

WITNESS my hand and official seal hereto affixed the day and year first above written.

 

/s/ Julia Chandler

Notary Public in and for the State of Washington

residing at 1007 130 TH St. SW #N204

My commission expires:

September 12, 2018

 

[Type or Print Notary Name]

 

 

LOGO

(Use This Space for Notarial Seal Stamp)

LANDLORD’S ACKNOWLEDGEMENT

 

STATE OF WASHINGTON

)

) ss.

COUNTY OF KING

)

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgement is the person whose true signature appears on this document.

On this 22nd day of December , 2014, before me before me personally appeared BRUCE BLUM to me known to be the SVP Operations & Administration of BLUME ROY BUILDING LLC., the Delaware corporation , that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument and that the seal affixed, if any is the corporate seal of said corporation.


WITNESS my hand and official seal hereto affixed the day and year first above written.

 

/s/ Tara Raymond

Notary Public in and for the State of Washington
residing at

Seattle, Washington

My commission expires:

4-20-2016                                                            

Tara Raymond

[Type or Print Notary Name]

LOGO

(Use This Space for Notarial Seal Stamp)


EXHIBIT A

 

LOGO


EXHIBIT B

WORK LETTER FOR TENANT IMPROVEMENTS

 

A. LANDLORD’S WORK.

Landlord’s Work : Landlord agrees, to perform the work (the “Landlord’s Work”, or “Tenant Improvements”) per the attached quotation prepared by Joseph S. Simmons Construction Inc (“ Construction Contractor ”), hereinafter referred to as the “ Final Plan ”. Landlord will engage the Construction Contractor and oversee the construction of the improvements described in the Final Plan (the “ Tenant Improvements ”). Landlord shall be financially responsible for the first $286,540.00 (“ TI Allowance ”) of the cost of the Tenant Improvements and shall use commercially reasonable efforts to manage the construction and installation of the Tenant Improvements such that the cost of the same will not exceed the amount quoted by the Construction Contractor as depicted in the Final Plan. Tenant shall be responsible for the cost of the Tenant Improvements in excess of the TI Allowance, and Tenant shall reimburse Landlord for any excess upon receipt of the Final Invoice from the Construction Contractor. If Tenant makes any changes to the approved space plan, the costs of such changes will be the responsibility of the Tenant but not in excess of the amount by which the final cost exceeds the TI Allowance. Notwithstanding anything to the contrary, the TI Allowance may be applied to construction costs, permits, Washington State sales tax, architectural fees, telecommunications and data equipment, cabling, security systems, and moving costs. Tenant may allocate up to twenty-five percent (25%) of the allowance towards improvements to Suite #410 of the Premises or soft costs. Landlord shall pay the Construction Contractor directly and any other costs payable out of the TI Allowance shall be paid by Landlord within thirty (30) days of receipt of written invoice or the date all costs to be paid from the TI Allowance have been submitted to Landlord, whichever is later.

 

B. TENANT’S WORK

Tenant’s Work : The architect for Landlord’s Work shall be Burgess Design, Inc., and their fees may at Tenant’s option be paid out of the TI Allowance in accordance with Paragraph A above. Tenant agrees to coordinate the preparation of all design and working drawings and specifications relating to completion of Tenant Improvements by Landlord. Tenant shall submit design drawings to Landlord for prior approval, which shall not be unreasonably withheld, conditioned or delayed. Landlord shall not charge a fee for oversight of the construction drawings or construction of the Tenant Improvements. Tenant shall install telephone/data cabling, furniture, and other equipment in the Premises, provided that if the cost of the Tenant Improvements is less than the TI Allowance, then Tenant may apply any remaining portion of the TI Allowance toward such costs, which shall be paid by Landlord to Tenant within thirty (30) days of receipt of written invoice or the date all costs to be paid from the TI Allowance have been submitted to Landlord, whichever is later.

 

C. GENERAL REQUIREMENTS

1. Landlord’s Work shall be carried out with good workmanship and with new materials, which shall all be of a high quality and conforming to the best standards of practice, and shall not be in contravention of the laws, codes or regulations.

2. Landlord represents that all of Landlord’s Work shall be performed in a complete workman like manner. Landlord shall deliver the Premises to Tenant with all of Landlord’s Work completed in accordance with the plans and specifications setting forth Landlord’s Work. Landlord warrants to Tenant that Landlord’s work shall be free from defect, and that for a period of one year from delivery of Suite #500 of the Premises (and improvements, if any, to Suite #410 of the Premises) to Tenant Landlord shall repair or replace any defective materials or work associated with Landlord’s Work.

3. At the completion of Landlord’s Work, Landlord shall leave the Premises clean and to the satisfaction of Landlord and shall remove all tools, equipment and surplus materials from the Premises and


the Project and remove all waste material and refuse from the Premises and deposit them in places or in receptacles designated by Landlord. The final clean-up shall include the cleaning of all lighting fixtures, millwork units, store fronts and space which may be affected by the work.

4. If Landlord’s contractor neglects to carry out the work properly or fails to perform any work required by or in accordance with the Approved Final Plans, Landlord, shall within twenty (20) days written notice from Tenant complete the work, remedy the default or make good any deficiencies at Landlord’s expense.

5. Landlord shall indemnify and hold harmless Tenant from and against any and all claims arising out of work done by Landlord or its contractors and Landlord shall promptly cause to be removed any liens filed against title to the Premises.

6. Landlord shall perform its work expeditiously and efficiently and shall complete the same within the period stipulated in the Lease or any other agreement between the parties subject only to circumstances over which Landlord has no control and which by the exercise of due diligence could not have been avoided.

7. Landlord shall obtain from all contractors and subcontractors providing material and labor in the construction of the Tenant Improvements commercially reasonable warranties (including manufacturers’ warranties) for materials or labor as are typically available from such contractors or subcontractors. Such warranties shall run to Landlord and Tenant during the Term and thereafter to Landlord. Landlord shall provide copies of such warranties to Tenant upon request.


November 14 th , 2014

 

The Blume Company

617 Eastlake Ave E, Suite 340

Seattle, WA 98109

LOGO

Re: 617 Eastlake 5th Floor — Nanostrin2 Expansion T.I. Proposal

Mr. Greg Blume,

The following is our quotation for the tenant improvement work at 617 Eastlake Ave E, Seattle WA, 5th Floor. Estimate is based on the provided plan by Burgess Design “permit set” 11.13.14, onsite walk-thru, ongoing revisions sent via email, and written clarifications below. A description of the work is as follows.

Demolition

 

    Prep and seal off work areas. Disruptive demolition work to take place after hours .

 

    Demolition of all wall and door assemblies per plan.

 

    Detach and set aside doors/frames to be reused.

 

    Demolish all casework and fixtures per plan

 

    Cut and cap all plumbing

 

    Remove all carpeting, pad, base, hardwood flooring throughout suite.

 

    X-ray floor, core drill for new in-floor locations electrical drops and in-floor power.

 

    Demo ceiling tile in storage room 516 and door frame.

 

    Haul and dispose of all debris.

20,535.

Rough Carpentry

 

    Backing and rough opening bucks.

 

    Misc backing for accessories and wall mounted TV.

1,935.

Casework

 

    Furnish and install p-lam casework at break room 536 per plan.

 

    Furnish and install p-lam printer area casework per plan at an 537 and 512.

 

    Work station island by others.

11,330.

Ceiling Sound Attenuation

 

    Furnish and install sound batt R-11 above grid at perimeter office locations (2’ wide each side of common walls) as shown on floorplan sketch by Simmons.

1,889.

Doors, Frames, and Hardware

 

    Refer to attached door schedule. All doors to be prefinished, stained to building standard, white ash oak floor to ceiling. All frames to be clear anodized aluminum, matched to building standard, All hardware to be mortise corbin russwin, Dirke levers matched to building standard complete with all hinges and door stops.

 

    Furnish and install (15) private office doors with sidelite units (overall sizes vary per plan) with mortise building standard hardware and keyed cylinder locks.

 

Page 1 of 5


    Furnish and install (1) rated double entry door with wired viewing glass section with building standard electric mortise lock, prepped and wired for key card access on buildings system.

 

    Furnish and install clerestory frame at break room.

 

    Furnish and install (1) relite frame at conf room.

 

    Furnish and install solid core building standard 1-hr rated door at storage rm 516 with lock and hardware.

 

    Relocate (1) existing single doors and frames

 

    Relocate (1) office door with sidelite unit and glazing.

 

    Bore and prep (17) doors for cylinder lock hardware.

42,018.

Keying

 

    Re-key (27) total locks. Excludes keys , TBD pending tenants requested quantities (keys are $18ea after tax total, in addition to proposal).

 

    Furnish and install (15) new keyed Modeco cylinders.

 

    Prep and bore for cylinders.

 

    Assumes the existing doors to be re-keyed will have cylinders provided by owner.

2,971.

Glazing

 

    Furnish and install 3/8” clear tempered glazing at (15) new private office sidelite units, silicone butt jointed in equal sections.

 

    Furnish and install 3/8” clear tempered glazing at clerestory.

 

    Furnish and install 3/8” clear tempered glazing at conf nn relite.

19,450.

Metal Framing & GWB

 

    Frame new steel stud walls per revised space plan sent 11.06,14 and CEO layout revisions emailed 11.10.14

 

    All new walls to have 5/8” GWB with sound batt insulation.

 

    Frame and finish GWB ceilings per plan

 

    All new GWB to be smooth level 4 finish.

 

    All work to take place during normal business hours

28,946.

Acoustical Ceiling

 

    Furnish and install grid and building standard ceiling tile where shown per plan.

 

    Remove and re-install approximately 30% of existing ceiling tile for work to take place.

 

    Repair damaged grid and tiles throughout suite.

 

    Furnish and install rated ceiling tile in storage room 516.

 

    Remove and re-install ceiling tile for sound insulation above office perimeters.

12,363.

Flooring

 

    Furnish and install Nanostring standard Shaw Contract carpet tile “Wander” color 37505 Myth per plan at CPT locations and restroom vestibule.

 

    Furnish and install Nanostring standard VCT in multi-color (3 colors) pattern in break room similar to their 4th floor space, same colors and specs.

 

    Furnish and install Nanostring standard server room VCT.

 

    Furnish and install 4” rubber base, nanostring standard Charcoal throughout suite.

 

    Includes floor prep throughout.

 

    NOTE: Research and attempt to reuse hardwood floor from west conference for flooring in the restroom vestibule instead of CPT as priced.

45,816.

 

Page 2 of 5


Painting

 

    Prime and paint all new GWB walls and ceilings

 

    Paint (2) coats existing GWB walls and ceilings throughout suite.

16,025.

Specialties

 

    Furnish and install (1) new fire extinguisher building standard cabinet.

 

    Relocate (1) existing fire extinguisher cabinet.

890.

Plumbing

 

    Relocate plumbing supply lines for new break room location per plan.

 

    Assumes HW supply line to be reused.

 

    Rough-in new plumbing fixtures and drain lines per plan.

 

    Furnish and install break room Elkay GECR2521L sink with Kohler K-7776-5 valve and K-16102-5 handles.

 

    Provide DW hook-up.

 

    Provide coffee maker line hook-up under sink.

 

    All appliances (other than dishwasher) furnished/installed by others.

 

    Furnish and install stainless steel GE 24” GLDT696DSS Built-In Integrated ADA Compliant dishwasher.

4,720.

HVAC

 

    Re-use existing VAV’s, assumes existing equipment is adequate for space.

 

    Relocate (6) existing zone sensors.

 

    Graphics and programming/updates to building system included.

 

    Relocate (22) grilles and diffusers for new floorplan layout with all ducting.

 

    Furnish and install (8) new grilles and diffusers for new distribution requirements.

 

    Includes permit fees.

 

    Final testing and balance of suite.

23,859.

Electrical

 

    Demo as needed, remove fixtures to be reused/relocated.

 

    Relocate (22) existing 2x2 troffers.

 

    Furnish and install (11) new 2x2 building standard troffers.

 

    Install/relocate (27) existing recessed 6” lights.

 

    Install/relocate (8) existing lineal florescent lights

 

    Furnish and install (8) new lineal florescent lights.

 

    Install (32) owner provided wall mounted lineal lights in offices.

 

    Furnish and install (5) exit lights.

 

    Relocate automatic shades controls at west open office.

 

    Re-lamping as needed.

 

    (4) new daylight harvesting zones

 

Page 3 of 5


    (20) new occupancy sensors

 

    (5) new switches

 

    (35) general purpose receptacles

 

    (32) data mud ring/string locations

 

    (16) cut-in receptacles

 

    (10) cut-in data locations

 

    (2) receptacles under window locations at exterior walls

 

    (2) GFI receptacles

 

    (2) floor mounted 4-plex receptacles with data ports

 

    (2) New 20amp furniture strike j-box, relocate (1) existing 20amp furniture strike. Hook-ups/connections to furniture by others.

 

    Dedicated power for: coffee maker, dishwasher, fridge, printer, copier.

 

    Demo dimming panel at NE area of suite and connect affected lights for operation.

 

    Provide electrical permit/plan. Owner to provide accurate as-builts and panel schedule (not included if city required to produce new as-builts and panel schedule).

63,287.

Fire Alarm

 

    Relocate existing devices at ceiling demo

 

    Add devices required for space plan

 

    Provide permit, review, final testing

7,290.

Access Controls

 

    Install building standard key card reader access control at new double door on buildings system, terminate all readers to be demolished in space.

 

    Relocate, wire, and install (2) additional card readers at NW hallway and restroom vestibule, configure all new locations to existing control panel.

4,778.

General

 

    Site supervision & management

 

    Cleaning and final cleaning services, VCT final waxing.

 

    Dump fees, trucking/delivery, general labor.

 

  14,820.   
  

 

 

 

Subtotal

  322,922.   

Overhead and Profit (8%)

  25,834.   
  

 

 

 

Total (plus tax)

$ 348,756.00   

Sales Tax (9.5%)

  33,131.82   
  

 

 

 

Total (including tax)

$ 381,887.82   

Excludes : Building permit, engineering and architectural fees, glazing film, keys/copies of keys, appliances (except dishwasher), blinds, phone/data wiring and cabling, after-hours work unless noted above, furniture install and electrical connections to furniture.

 

Page 4 of 5


We look forward to working with you and please don’t hesitate to contact me with any questions.

Best Regards,

Matt Sinkula

Joseph S. Simmons Construction, Inc.

 

LOGO

 

Page 5 of 5

Exhibit 23.1

CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

We hereby consent to the incorporation by reference in the Registration Statements on Form S-8 (Nos. 333-189883 and 333-194844) and Form S-3 (No. 333-198465) of NanoString Technologies, Inc., of our report dated March 13, 2015 relating to the consolidated financial statements, which appears in this Form 10-K.

/s/ PRICEWATERHOUSECOOPERS LLP

Seattle, Washington

March 13, 2015

Exhibit 31.1

CERTIFICATIONS

I, R. Bradley Gray, certify that:

 

1. I have reviewed this Annual Report on Form 10-K of NanoString Technologies, Inc.;

 

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4. The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d–15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a–15(f) and 15d–15(f)) for the registrant and have:

 

  a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

  b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

  c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

 

  d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5. The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

  a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

  b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date: March 13, 2015

 

/s/    R. Bradley Gray        

R. Bradley Gray

President and Chief Executive Officer

(Principal Executive Officer)

Exhibit 31.2

CERTIFICATIONS

I, James A. Johnson, certify that:

 

1. I have reviewed this Annual Report on Form 10-K of NanoString Technologies, Inc.;

 

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4. The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d–15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a–15(f) and 15d–15(f)) for the registrant and have:

 

  a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

  b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

  c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

 

  d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5. The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

  a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

  b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date: March 13, 2015

 

/s/     James A. Johnson        

James A. Johnson
Chief Financial Officer
(Principal Financial and Accounting Officer)

Exhibit 32.1

NANOSTRING TECHNOLOGIES, INC.

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350,

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Annual Report of NanoString Technologies, Inc. (the “Company”) on Form 10-K for the year ended December 31, 2014, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, R. Bradley Gray, President and Chief Executive Officer (Principal Executive Officer) of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that to my knowledge:

 

  (1) The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

 

  (2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

 

/s/ R. Bradley Gray

R. Bradley Gray

President and Chief Executive Officer

(Principal Executive Officer)

Date: March 13, 2015

A signed original of this written statement required by Section 906 of the Sarbanes-Oxley Act of 2002 has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.

This certification accompanies the Report to which it relates, is not deemed filed with the Securities and Exchange Commission and is not to be incorporated by reference into any filing of NanoString Technologies, Inc. under the Securities Act of 1933, as amended, or the Securities Exchange Act of 1934, as amended (whether made before or after the date of the Report), irrespective of any general incorporation language contained in such filing.

Exhibit 32.2

NANOSTRING TECHNOLOGIES, INC.

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350,

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Annual Report of NanoString Technologies, Inc. (the “Company”) on Form 10-K for the year ended December 31, 2014, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, James A. Johnson, Chief Financial Officer (Principal Financial and Accounting Officer) of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that to my knowledge:

 

  (1) The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

 

  (2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

 

/s/ James A. Johnson

James A. Johnson
Chief Financial Officer
(Principal Financial and Accounting Officer)

Date: March 13, 2015

A signed original of this written statement required by Section 906 of the Sarbanes-Oxley Act of 2002 has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.

This certification accompanies the Report to which it relates, is not deemed filed with the Securities and Exchange Commission and is not to be incorporated by reference into any filing of NanoString Technologies, Inc. under the Securities Act of 1933, as amended, or the Securities Exchange Act of 1934, as amended (whether made before or after the date of the Report), irrespective of any general incorporation language contained in such filing.